Entrance hall • 4 reception rooms • 6 bedrooms (two with sitting rooms) • 6 ensuite bathrooms • kitchen/dining room • 2nd kitchen • downstairs wc • utility room.• enclosed garden • outbuildings • private parking

Includes separate, self-contained annexe • EPC Rating E

5,374 sq ft (499.3 sq m)

In all about 0.88 acres

Description
Kingsmuir House is a substantial townhouse that dates from 1855. It was built for Robert Romanes of the Edinburgh drapery firm Romanes and Paterson, tartan makers to Queen Victoria. The house was extended in 1863 and 1900 and makes the most of its elevated position with fantastic views over Peebles and the surrounding countryside.

In recent years the house has undergone a thorough programme of refurbishment and modernisation, whilst retaining a host of period features. Both the reception and bedroom/bathroom accommodation are beautifully proportioned. Of note are the drawing room, the main bedroom suite and the fabulously well-equipped kitchen/dining room. An important part of the house is the self-contained, very comfortable one bedroom annexe. Four sets of French windows around the property provide a wonderful connection to the garden and outside space. Kingsmuir House is, and has been, run for several years as a hugely successful, multiple award-winning, two suite bed and breakfast business.

(See floor plans for room layout and dimensions).

Gardens and Grounds
The gardens surrounding Kingsmuir House extend to about 0.88 acres. The drive sweeps up to the front of the house where there is a large parking area and turning circle. For the most part the house and garden are enclosed by a stone wall with terraced lawns, well-stocked flowerbeds and mature trees forming the backdrop. Outside the drawing room is a paved terrace, and at the top of the garden there is a summer house. The main garden is linked at the back of the house to a separate, enclosed/gated, private garden and back drive, with its own lawn, terrace, garden shed. and second summer house.

Services
Mains water, gas, electricity, and drainage. These services have not been tested and there is no warranty from the agents.

Council Tax
Kingsmuir House – Council Tax Band H.

Viewing
Strictly by appointment through the selling agent.

Closing Date
A closing date for offers may be fixed and prospective purchasers are advised to note their interest in writing to the selling agents.

Conditions of Sale
Fixtures and Fittings
Integrated appliances are included in the sale. Some of the light fittings, furniture and curtains may be available in addition.

Deposit
On conclusion of missives a deposit of 10 per cent of the purchase price will be paid with the balance due at the date of entry. This deposit will be non-returnable in the event of a purchaser failing to complete the sale for reasons not attributable to the Sellers or their agents.

Important notice

Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing ("information") as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s).

Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only.

Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct.

Edinburgh 23miles, Edinburgh Airport 27 miles, Glasgow Airport 52 miles. (Distances approximate)

What3 words handfuls.boards.vocally IF FOLLOWING SAT NAV, IGNORE LAST INSTRUCTION AND STAY ON SPRINGHILL ROAD - USE What3words handfuls.boards.vocally THIS WILL TAKE YOU TO THE FRONT DRIVE/DOOR OF KINGSMUIR HOUSE.

Located in a Conservation Area, Kingsmuir House is situated in an elevated position, in private grounds, just a short walk from the centre of the Royal Burgh of Peebles. It offers a wide range of facilities including primary and secondary schooling, supermarkets, garages, petrol station, banks, shops, restaurants, public swimming pool, GP surgery and Haylodge Hospital, leisure and sports facilities. The Eastgate Theatre has year-round performances of music, drama, lectures and classes. Peebles hosts four festivals, the most famous being the Beltane Festival. In addition, there is the Peebles Arts festival, the Tweedlove Bike Festival and Imaginarium. Edinburgh provides all the facilities and amenities you would expect from a capital city including private schools, hospitals, main line railway station, international airport, theatres, galleries and sporting venues.

There is a great variety of recreational activities to enjoy in the area. The stunning scenery and varied topography make for excellent hill walking. The John Buchan Way runs through the surrounding countryside as it winds its way between Broughton and Peebles. John Buchan himself wrote vividly about walking through this wondrous part of the world. As well as hill walking, the area is famous for its mountain biking. The Glentress Forest is a mountain biking mecca, located three miles beyond Peebles. The exceptional array of trails caters for all abilities of rider.

First class driven and walked up grouse shooting is available on nearby estates. The River Tweed, one of the world's most renowned Salmon rivers, runs through the town; salmon and sea trout fishing is available locally. There is horse racing at Kelso, Hamilton Park (Glasgow) and Musselburgh (Edinburgh). Peebles itself has a Harry Colt designed, 18-hole golf course and there are also Golf Courses at Innerleithen, West Linton and Cadrona. The links Golf Courses of East Lothian are within an hour's drive by car. For those seeking more sedate activity the Dawyck Botanic Gardens are situated eight miles from Kingsmuir House. This five-star garden has one of Scotland's finest tree collections including some of Britain's tallest and oldest trees.