* Home Report Valuation £145,000 - copy available upon request *

A fantastic two-bedroom first floor flat situated within a traditional stone built terraced building constructed in the late 1800’s located in the picturesque Borders town of Peebles. Well-presented throughout, this charming property provides accommodation totalling 522 square feet and benefits from a fully floored attic space, perfect for conversion into further accommodation subject to the necessary planning consents, further benefiting from architectural drawings in place. Boasting of a central location within easy reach of the bustling town centre surrounded by excellent amenities, this property would make an ideal purchase for a first-time buyer, holiday home or investment purchaser, and early viewing is highly recommended.

Accessed at ground floor level and a shared stairwell, the internal accommodation comprises: entrance hallway featuring traditional high ceilings giving access to all accommodation.  Positioned in the centre of the property, the sitting room is of a good size allowing ample space for a range of lounge furniture.  Open to the sitting room, the kitchen is fitted with an excellent range of modern wall and base units with contrasting worktop surfaces incorporating a stainless steel sink unit positioned below a rear facing window offering views beyond over the Venlaw hills.  Integrated items include an electric oven, gas hob, and extractor fan, whilst space and services are provided for a washing machine, and a fridge freezer.  There are two bedrooms positioned to the front of the property with windows overlooking Rosetta Road, one is a generous comfortable double and the other a single which could equally be used as a separate study for those working from home.  The shower room completes the accommodation of this delightful flat and incorporates a WC, Circular wash hand basin with vanity unit, a shower unit, and a rear facing opaque window allowing in natural light.   Access to the loft space is via a hatch and Ramsay ladder within the hallway and is an extremely generous size with generous height.   

Externally; there is a pleasant, well-maintained communal garden to the rear of the building which is bounded by timber fencing.  Although there are no private gardens with the property, there is an array of parks, riverside walks, and leisure facilities on the doorstep.  Unrestricted on street parking is available to the front of the property and on nearby surrounding streets.  

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.  The town offers an excellent array of amenities including banks, post office, a range of shops, supermarkets, and restaurants, as well as schools at primary and secondary levels.  There is also a swimming pool, leisure centre, theatre, and an arts centre.  The local area is particularly well served for recreational activities with excellent golf courses, fishing, walking and mountain biking all within easy reach.  In the summer, Peebles really comes alive with residents treated to some spectacular events right on their doorstep, including the Beltane Week, Tweed Love Cycling Festival, Agricultural Show, Arts Festival, Jazz Festival and Highland Games.  There is good access from Peebles to the other Border’s towns via the road network, with the A703 giving access to Edinburgh City Bypass, and the capital beyond.  A regular bus service runs to and from Edinburgh and to neighbouring towns including Galashiels. 

Services:

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

Items to be included:

All fitted floor coverings, fitted light fittings and blinds throughout the property and integrated appliances will be included in the sale.  The washing machine and fridge freezer are available to purchase under separate negotiation.  

Council Tax and Local Authority: 

For Council Tax purposes this property has been assessed as band category A.   Amount payable for year 2022/2023 - £1,179.98.  The local authority is Scottish Borders Council, Council Headquarters, Newtown St Boswells, Melrose, TD6 0SA [use Contact Agent Button].

EPC Rating: 

The Energy Efficiency Rating for this property is C (77) with potential C (80).

Viewing: 

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.

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 / Dining Room - 12' 9'' x 10' 0'' (3.89m x 3.05m)

Kitchen - 10' 2'' x 7' 0'' (3.10m x 2.13m)

Bedroom 1 - 12' 0'' x 11' 9'' (3.66m x 3.58m)

Bedroom 2 - 7' 8'' x 7' 1'' (2.34m x 2.16m)

Council Tax Band: A
Tenure: Freehold