We are delighted to offer this wonderful semi-detached house which has been lovingly extended over the years to provide a superb family home extending to around 140 sq.m. / 1500 sq. ft. internally. The property is ideally located close to Earlston town centre and is just a short walk from the well-regarded Earlston High School. The property is generally found in good condition, benefitting from oak internal doors, well-appointed kitchen and shower room fittings and gas central heating. The property further benefits from a driveway and large private gardens to the front and rear which include a fabulous play park.

ACCOMMODATION

- ENTRANCE VESTIBULE - CLOAKROOM - HALLWAY - LOUNGE / DINNG ROOM - STUDY - KITCHEN - BATHROOM - HALL LANDING - SHOWER ROOM - 3 DOUBLE BEDROOMS -

Internally - The property offers deceptively spacious accommodation over two floors. To the ground floor, the property is entered via a large Entrance Vestibule (with Cloakroom) leading to the Hallway. The large open-plan Lounge / Dining Room is located to the rear of the property with double doors providing direct access to the garden. Adjoining the dining room is a bright study/playroom. The Kitchen located to the front of the property and leads through to the front Vestibule with Utility Area. A downstairs bathroom completes the ground floor accommodation. To the first floor, there is a spacious Landing (with two storage cupboards), Shower Room and 3 double Bedrooms with built-in storage. A pull-down ladder provides access to the attic for additional storage.

Kitchen - The Kitchen is fitted with a good range of wall and base units overlaid with solid stone worktops incorporating a stainless-steel sink with mixer tap. There is a very useful breakfast bar area with seating. There is an integrated dishwasher and freestanding appliance spaces for a tall fridge-freezer and cooker. The washing machine and tumble drier spaces are conveniently located in the front Vestibule which benefits from mains power, lighting and plumbing.

Bathrooms - Bathroom
The Bathroom is located on the ground floor and is fitted with a 3-piece suite including WC, pedestal basin (with storage below) and compact bath with electric shower and tiled splashbacks.

Shower Room
The Shower Room is fitted with a well-appointed 3-piece suite including WC, vanity wash hand basin with storage and shower enclosure with mixer shower and laminated splashbacks.

Cloakroom
The ground floor WC is fitted with a WC and pedestal wash hand basin.

Externally - There are generous garden grounds located to the front, side and rear of the property largely bounded by timber fencing and stone walling. The front garden has been landscaped and provides an easily maintained space which has been well-screened with privacy fencing. There is a driveway to the side of the property. The rear garden is a wonderful family space and includes an area of decking, patio, lawn and shrub beds. To rear of the garden is a fantastic play park which includes a large timber climbing frame and beach hut. The play ground has been covered with fixed rubber matting and is a great space for family entertainment.

Location - Set in the Lauderdale Valley to the north east of the central borders, Earlston lies around 45 minutes south of Edinburgh, and is conveniently located for access to the main Border towns. Dating from at least the 13th Century, Earlston is said to be the home of Thomas Learmonth, better known as Thomas the Rhymer. The town benefits from a good selection of local facilities including independent shops, pubs, a church, petrol station, small supermarket and excellent local schooling including Earlston High School, one of only two schools in Scotland to feature in Tatler's Top 20 State Secondary Schools 2018.

The town is well suited for commuters, with Edinburgh around a 45-minute drive via the A68, while Tweedbank Railway Station is around a 10-minute drive and offers a journey time to Edinburgh of just under an hour. For outdoor enthusiasts, local activities include numerous walks and bike rides, fishing on the nearby River Tweed, horse riding, and rough and syndicated shooting.

Services - All mains services present. Gas central heating and double glazing.

Council Tax Band - Council Tax Band B.

Fixtures & Fittings - All fitted carpets, floor coverings, blinds and integrated appliances are to be included within the sale.

Home Report - A copy of the Home Report is available to download via our website.

Viewings - Strictly By Appointment via James Agent.

Offers - All offers should be submitted in writing in standard Scottish Legal format by your solicitor to James Agent (the selling agent). All interested parties are advised to instruct a note of interest via their solicitor. In the event of a closing date being set the Seller shall not be bound to accept any offer and the seller also reserves the right to accept any offer at any time.