A delightfully attractive double fronted four-bedroom detached family house with double detached garage occupying generous private garden grounds located in a desirable area in the picturesque Borders town of Peebles. Well-presented throughout this fantastic property offers well-proportioned accommodation totalling an impressive 1,930 square feet over two floors including a fabulous garden room to the rear. With an internal layout perfect for modern family living, a location close to schooling at both levels, and just a short walk from excellent local amenities, riverside walks and parks, this handsome property is sure to prove popular and early viewing comes highly advised.      

The bright and spacious internal accommodation comprises; welcoming entrance hallway with guest cloakroom WC, timber spindled staircase leading to the first floor, and a useful below stairs cupboard providing that all important storage space.  Enjoying a dual aspect, the relaxing formal sitting room is of a generous size and features a bay window to the front, French doors to the rear, and a cylindrical log burning stove giving the room a real focal point.  The kitchen is fitted with an excellent range of wall and base units with contrasting worktop surfaces incorporating a range style cooker, and a white ceramic sink unit positioned below one of two rear facing windows.  Integrated appliances include and cooker hood, dishwasher, and a fridge freezer.  Open to the kitchen is a delightful dining area which features French doors giving access into an impressive and sizeable garden room to the rear which can also be accessed via the sitting room and enjoys an outlook over the rear garden.  This versatile room offers ample space for both lounge and dining furniture and provides the perfect space for entertaining family and friends.  With a window overlooking the pretty front garden is a separate home study, ideal for those working from home, or could equally be used as a fifth bedroom if required.  Completing the Ground floor accommodation is a useful utility room with space and services for a washing machine and a tumble dryer, whilst an external door to the side of the property provides access out to the gardens.  Up on the first floor is a bright galleried hallway landing giving access to all accommodation, a linen cupboard, and a ceiling hatch providing access to a large, floored attic space.  The master bedroom features twin windows to the rear, double fitted wardrobes, and a stylish private en-suite bathroom incorporating a WC, wash hand basin, enclosed bath, and separate shower unit.  Also set to the rear is a comfortable guest double bedroom featuring a fitted wardrobe and a private en-suite shower room.  There are two further good-sized double bedrooms located to the front of the property to which both benefit from fitted wardrobes and a lovely leafy outlook over South Parks.  The accommodation of this fabulous property is completed by the family bathroom incorporating a WC, wash hand basin, panelled bath, and a side facing opaque window allowing in the natural light.  

Externally, the property is wrapped by generous private garden grounds approached via a shared driveway leading to a private gated driveway providing off street parking for several vehicles and leads to a double detached garage which benefits from power and light.  A large area of lawn bordered by mature planting continues round to the large private rear garden which enjoys areas planted with mature shrubbery, whilst a paved patio, and a timber decked area with ample space for both outdoor lounge and dining furniture provide the perfect spaces for alfresco dining and entertaining in the summer months.  There is a timber garden shed providing excellent outdoor storage, and the gardens are peacefully secluded by mature woodland whilst fully bound by timber fencing and mature hedging.  

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.

Services:

Mains water and drainage.  Mains electricity.  Mains gas fired central heating.  UPVC double glazed windows.  Telephone and fibre broadband connection.  

Items to be Included:

All fitted floor coverings, blinds, and fitted light fittings throughout the property will be included in the sale.  
  
Council Tax and Local Authority: 

For Council Tax purposes this property has been assessed as band category G, with an annual charge of £3,326.65 payable for the year 2022/2023.  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 C (72) with potential C (79).

Closing Date:

A closing date may be fixed, however, there is no requirement for the seller to fix a closing date when more than one interest is noted.  JBM Estate Agents is entitled to accept their client’s instructions to accept an incoming offer without having a closing date and without giving other parties who may have noted interest an opportunity to offer.  Prospective purchasers who have notified their interest through their lawyers to JBM Estate Agents, in writing, will be advised of a closing date if set, 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 - 24' 6'' x 12' 8'' (7.47m x 3.86m)

Kitchen - 17' 4'' x 9' 8'' (5.28m x 2.95m)

Dining Room - 11' 2'' x 10' 1'' (3.40m x 3.07m)

Garden Room - 23' 6'' x 13' 11'' (7.16m x 4.24m)

Office - 8' 10'' x 8' 1'' (2.69m x 2.46m)

Bedroom 1 - 12' 10'' x 10' 5'' (3.91m x 3.17m)

Bedroom 2 - 12' 0'' x 9' 8'' (3.66m x 2.95m)

Bedroom 3 - 9' 8'' x 9' 2'' (2.95m x 2.79m)

Bedroom 4 - 9' 9'' x 7' 2'' (2.97m x 2.18m)

Garage - 18' 0'' x 17' 8'' (5.49m x 5.38m)

Council Tax Band: G
Tenure: Freehold