An extremely attractive three-bedroom detached house with single detached garage enjoying an elevated position within an attractive residential area located in the picturesque Borders town of Peebles. Built in the 1930’s, now in need of some modernisation, this delightful property currently offers accommodation over two floors totalling 1,178 square feet with prodigious scope for extension and development allowing the new owner to  create a layout, personal interior of choice, and a home perfect for modern family living.  Conveniently placed within comfortable walking distance to the thriving town centre with an excellent array of independent shops, bars and restaurants, Peebles golf course and club house almost on the doorstep, and schooling nearby, this property is sure to prove extremely popular.  Early viewing comes highly advised to fully appreciate the property and the development opportunities on offer.  

With a comfortable and versatile layout, the deceptively spacious internal accommodation comprises; entrance vestibule leading into a welcoming inner hallway giving access to all ground floor accommodation, staircase to the first floor, and a useful cloak cupboard.  Positioned to the front, the relaxing sitting room is of a good a size a bay window and partial parquet flooring.  Across the hallway,  also enjoying a front facing aspect with a box style bay window is a second reception room, a versatile space which could be used as a further lounge, formal dining room, or fourth bedroom if required.  The kitchen is fitted with a range of wall and base units with contrasting worktops incorporating a stainless-steel sink unit positioned below one of two, side facing windows.  Integrated appliances include a gas hob, electric oven, and extractor hood, whilst space and services are provided for a fridge, and a washing machine.  There are two generous fitted storage cupboards within the kitchen, and an external door giving access out to the side of the property.  There are two comfortable double bedrooms on the ground floor to which both enjoy an outlook over the private rear garden.  Completing the accommodation on this floor is the family shower room which incorporates a WC, wash hand basin, a large walk-in shower unit, heated towel rail, and a rear facing opaque window allowing in the natural light.  Up on the first floor there is a further comfortable double bedroom with dormer style window to the front of the property boasting views over the rooftops and the hills beyond.  The first floor also benefits from a good-sized box room with generous built in cupboards providing excellent storage space.  

Externally, there are generous private garden grounds to the front, side, and rear of the property.  The front garden enjoys an area of lawn with planted borders and a paved pathway leading to the property.  Off street parking is provided by a private driveway to the side of the property which leads to a single detached garage offering excellent secure storage.  The private rear garden enjoys a raised area laid to lawn bordered by mature shrubbery to which provide bursts of colour throughout the year.  A large bedding area lends itself for a pretty flower garden, a vegetable patch, or an array of different uses.  There is a paved patio area accessed directly from the kitchen, to which offers the ideal space for alfresco dining in the summer months.  Further external storage is provided via a timber shed, and a small store, which is integral to the main property, which houses the gas central heating boiler.  The garden is partially bound by both timber, and metal fencing.  

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 sash and case style double glazed windows.  Telephone connection.  

Items to be Included:

All fitted floor coverings, blinds, curtains 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 E, with an annual charge of £2,395.69 payable for the year 2023/2024.  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 (55) 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.    

 

Living Room/Dining Room - 13' 11'' x 13' 0'' (4.24m x 3.96m)

Sitting Room - 15' 2'' x 12' 0'' (4.62m x 3.66m)

Kitchen - 12' 11'' x 7' 2'' (3.94m x 2.18m)

Bedroom 1 - 14' 11'' x 10' 8'' (4.55m x 3.25m)

Bedroom 2 - 11' 4'' x 10' 11'' (3.45m x 3.33m)

Bedroom 3 - 11' 11'' x 10' 11'' (3.63m x 3.33m)

Box Room - 12' 2'' x 5' 7'' (3.71m x 1.70m)

Garage - 15' 6'' x 9' 8'' (4.72m x 2.95m)

Council Tax Band: E
Tenure: Freehold