An absolutely charming ground floor two-bedroom traditional stone built flat occupying a peaceful location within the conservation area in the picturesque Borders town of Peebles. Originally built in the 1870’s, the property offers accommodation totalling an impressive 1,198 square feet and retains many original features whilst tasteful upgrades allow for modern family living.  Benefiting from both front and rear gardens, a generous driveway with detached garage, and a location just a short walk from bustling high street, this property is sure to prove popular and early viewing comes highly advised.  

Presented in excellent decorative order throughout, the internal accommodation comprises; light and airy entrance vestibule leading into a bright, spacious, and welcoming inner hallway.  Positioned to the front, the relaxing sitting room boasts of soaring ceilings, ornate cornicing, and a large bay window, whilst a feature fireplace gives the room a real focal point.  Situated at the rear of the property is the dining kitchen which is fitted with an excellent range of modern wall and base units with contrasting worktop surfaces incorporating a composite sink unit positioned below a rear facing window.  Integrated appliances include a gas hob, extractor hood, and an eye level electric oven, whilst space and services are provided for a washing machine, dishwasher, and a fridge freezer.  Excellent storage space is provided by generous fitted cupboards, and the Kitchen allows ample space for a dining table and chairs providing a lovely space for family meals and entertaining friends.  Accessed via the kitchen and positioned at the rear is a generous sized conservatory which enjoys a fabulous outlook over the private rear garden and the hills beyond, an idyllic space for relaxing and enjoying a refreshing aperitif.   There are two very generous double bedrooms, one positioned to the front with a window overlooking springwood terrace, whilst the other is set to the rear which features two fitted storage cupboards.  Completing the accommodation of this wonderful property is the fully tiled stylish shower room with fitted vanity unit incorporating a WC, wash hand basin, and a corner shower unit.  A rear facing opaque window allows in the natural light.  

Externally; there are well-maintained private garden grounds to the front and rear of the property.  The front garden is planted with an array of mature shrubbery and flowers, whilst a gated driveway provides off street parking and leads to a large single detached garage serviced with power and light.  The private and enclosed rear garden is set over two levels.  The lower level is mainly laid to lawn surrounded by beautifully planted flower beds, a circular paved patio, and a decorative chipped area leads to a timber garden shed.  The upper level, which can be accessed directly via the conservatory is fully laid to paving providing a super patio area perfect for alfresco dining in the summer months.  The property benefits from having a cellar which is accessed at the side of the property offering additional storage space.  

Location:

The Royal Burgh of Peebles is a thriving market town and the third largest town in the Borders with a population of around 9,000.  Peebles is an ideal location for those looking to enjoy the country lifestyle taking full advantage of the fishing, hillwalking, mountain biking, horse riding and golf facilities that the area has to offer.  There is a swimming pool, and the Gytes Leisure Centre offers a wide variety of leisure activities to suit adults and children.  Glentress Forest and its popular mountain biking routes are approximately four miles east of Peebles offering excellent biking facilities.  For those who enjoy the creative arts, the Eastgate Theatre & Arts Centre showcases local and international musical and artistic talent throughout the year and there are a number of popular festivals throughout the year to include the week-long Beltane Festival which is steeped in the history of Peebles and follows a traditional format, an Arts Festival, Agricultural Festival, Rugby Sevens and TweedLove Bike Festival, to name just a few. The High Street of Peebles has a wide selection of independent retailers and highly regarded restaurants as well as a number of high street favourites.  The town also has a health centre, dentists, vets, banks, and supermarkets as well as primary and secondary schools.  Peebles is ideally situated within commuting distance of Edinburgh which can be reached by private or public transport.  There is a frequent bus service running to and from Edinburgh as well as services for Biggar, Galashiels, and nearby local towns.  The A703 gives easy access to the Edinburgh City Bypass for onward travel to many destinations and Edinburgh Airport for UK or overseas travel.

Items to be Included:

All fitted floor coverings, fitted light fittings, and blinds will be included in the sale of the property.  

Services:

Mains water and drainage.  Mains electricity.  Mains gas fired central heating.  Double glazed timber sash and case style windows.  Telephone with broadband connection. 

Council Tax and Local Authority: 

For Council Tax purposes this property has been assessed as band category E.   Amount payable for year 2022/2023 - £2,281.69.  The local authority is Scottish Borders Council, Council Headquarters, Newtown St Boswells, Melrose, TD6 0SA [use Contact Agent Button].

Viewing Arrangements: 

Viewings of this property are strictly by appointment.  For more information or to arrange an appointment, please contact JBM Estate Agents on[use Contact Agent Button].

Home Report:

A Home Report incorporating a Single Survey, Energy Performance Certificate and Property Questionnaire is available for parties genuinely interested in this property.   Please contact us to request a copy.

EPC Rating: 

The Energy Efficiency Rating for this property is D (66) with potential C (77).

Closing Date:

A closing date may be fixed.  Prospective purchasers who have notified their interest through lawyers to JBM Estate Agents, in writing, will be advised of a closing date, unless the property has been sold previously.

Important Note: 

Formal offers should be submitted to the Selling Agents in Scottish legal form: JBM Estate Agents, 10 Northgate, Peebles, EH45 8RS.  Telephone:[use Contact Agent Button], Fax[use Contact Agent Button].  The seller reserves the right to sell at any time and interested parties will be expected to provide the Selling Agents with advice on the source of funds with suitable confirmation of their ability to finance the purchase.  Viewers should be advised that even after an acceptable written offer has been received, in the event of any unreasonable delay by the purchaser in concluding missives, the Selling Agents reserve the right to resume viewings.  

Anti-Money Laundering Regulations:

As with all Estate Agents, JBM Estate Agents is subject to the Money Laundering Regulations 2017.  The regulations require us, the Selling Agents, to perform various checks on the property buyer and in order to comply with the necessary regulations, any offer presented to us must be accompanied with certified photographic evidence of the buyer’s identity and separate certified evidence of the buyer’s residential address before any acceptance of the offer can be confirmed.  Alternatively, if certified documentation is not available, the buyer must attend at our office with their original documents.  Please note, until satisfactory documents have been provided and our checks have been fully completed, we are unable to mark the property as “under offer.”  You should also be aware that we are required by law to report to government authorities any evidence or suspicion regarding money laundering and that we are explicitly prohibited from notifying you of the fact that any such report has been made.    

Sitting Room - 21' 5'' x 13' 9'' (6.53m x 4.19m)

Dining Kitchen - 13' 9'' x 10' 9'' (4.19m x 3.28m)

Bedroom Three - 14' 0'' x 12' 7'' (4.27m x 3.84m)

Bedroom 2 - 13' 6'' x 13' 3'' (4.11m x 4.04m)

Conservatory - 15' 8'' x 7' 9'' (4.78m x 2.36m)

Garage - 17' 0'' x 10' 3'' (5.18m x 3.12m)

Council Tax Band: E
Tenure: Freehold