A fabulous, peacefully positioned, five-bedroom modern detached house with an attached single garage occupying a pleasant cul-de-sac setting located in the beautiful Borders village of Cardrona. Built-in around 2005, the property is extremely well-presented throughout and offers well-proportioned and versatile accommodation totalling an impressive 1,696 square feet over two floors including a single garage.  Benefiting from the addition of a fabulous garden room, a private and enclosed rear garden, off-street parking, and access to the beautiful Tweed Valley countryside and outdoor pursuits on the doorstep, this property is sure to prove popular and early viewing is highly advised. 

In good decorative order throughout, the spacious and versatile internal accommodation comprises; entrance vestibule leading into a welcoming and spacious inner hallway with a staircase to the upper floor incorporating a useful storage cupboard below.  The sitting room is a lovely relaxing space featuring a large window providing a leafy outlook over the generous front garden.  Positioned to the rear, the kitchen is fitted with an excellent range of modern wall and base units with contrasting worktop surfaces incorporating a stainless-steel sink.  Integrated appliances include an electric oven, electric hob, and an extractor hood, whilst there is space for a dishwasher and an American-style fridge freezer.  Open to the kitchen is a fabulous garden room currently used as a dining area, offering the perfect space for entertaining family and friends.  There are two comfortable double bedrooms on the ground floor, one positioned to the front, and the other to the rear, both are extremely versatile rooms which could equally be used as a separate study, and a formal dining room if required.  There is also a shower room with a side-facing opaque window, and a utility room fitted with wall and base units incorporating space and services for a washing machine.  An external door within the utility room allows access out to the private rear garden.  Up on the first floor, there is a hallway landing with a useful eve’s cupboard providing excellent storage space.  The principal bedroom features a rear-facing box-style bay window and a generous amount of fitted wardrobes.  There are two further double bedrooms on this level, which both feature windows to the side of the property offering views over the countryside beyond.  The accommodation is completed by the stylish family bathroom which incorporates a WC, wash hand basin, a panelled bath with shower over, and a front-facing opaque window allowing in the natural light.

Externally; there are well-maintained private gardens to the front side and rear of the property.  The open-style front garden is mainly laid to lawn with an array of mature shrubbery and trees.  A tarmac driveway provides off-street parking and leads to a single attached garage which benefits from power and light.  The private and enclosed south-westerly facing rear garden enjoys an area laid to lawn with an array of mature planted areas providing bursts of colour, whilst a large timber decked section provides ample space for both outdoor lounge and dining furniture, perfect for alfresco dining and relaxing in the summer months.  There is a timber garden office/studio with power and light, ideal for many uses, a greenhouse to the side for those with green fingers, and an external door allowing access into the garage.  The garden is fully bound and enclosed via timber fencing.  

Location:

13 St. Leonards Way is located in the stunning Tweed Valley village of Cardrona, the first new village in the Borders for over two hundred years.  The village is widely viewed as one of the most prestigious residential locations in the Borders and benefits from having a village hall, cafe, children’s playground and a Macdonald Hotel and Country Club.  The Macdonald offers a full range of recreational and lifestyle facilities including a fitness centre, sauna, swimming pool and a championship golf course.  Cardrona provides the perfect alternative to the stress and hassle of city living.  You will enjoy village life in a scenic and picturesque setting.   A short distance away, the thriving market town of Peebles, three miles west of Cardrona, offers an excellent array of amenities including banks, post offices, a range of independent shops, supermarkets and restaurants, as well as schools at primary and secondary levels. The local area is particularly well served for recreational activities with excellent golf courses, fishing, walking and mountain biking all within easy reach.  There is good access from Cardrona to the other Borders towns via the road network, with the A703 giving access to Edinburgh City Bypass and the capital beyond.  A regular bus service, which stops in Cardrona, runs to and from Edinburgh and to neighbouring towns including Galashiels.

Services:

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

Items to be Included:

All fitted floor coverings, fitted light fittings,  blinds throughout the property, and integrated kitchen appliances will be included in the sale.

Council Tax and Local Authority:

For Council Tax purposes this property has been assessed as band category F.  Amount payable for the financial year 2023/2024 - £2,929.21.  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 (77) with potential B (84).

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 - 14' 10'' x 11' 4'' (4.52m x 3.45m)

Kitchen - 11' 4'' x 9' 7'' (3.45m x 2.92m)

Garden Room - 14' 0'' x 10' 0'' (4.27m x 3.05m)

Bedroom 1 - 14' 2'' x 11' 4'' (4.32m x 3.45m)

Bedroom 2 - 10' 8'' x 8' 4'' (3.25m x 2.54m)

Bedroom 3 - 10' 8'' x 8' 4'' (3.25m x 2.54m)

Bedroom 4 - 10' 8'' x 10' 0'' (3.25m x 3.05m)

Bedroom 5 - 10' 8'' x 9' 0'' (3.25m x 2.74m)

Garage - 18' 4'' x 9' 3'' (5.59m x 2.82m)

Garden Office / Studio - 10' 0'' x 9' 5'' (3.05m x 2.87m)

Council Tax Band: F
Tenure: Freehold