A delightful four-bedroom detached family house with detached single garage occupying a cul-de-sac setting within a peaceful development on the northern edge of the picturesque Borders town of Peebles. Built in 1999, the property offers well-proportioned accommodation totalling 970 square feet over two floors and benefits from private gardens to the front and rear. Enjoying a lovely outlook over the Venlaw hills and countryside, and around a fifteen-minute walk from the bustling high street, riverside walks, and parks, this property is sure to prove popular and early viewing comes highly advised.   

Well-presented throughout, the internal accommodation comprises; welcoming entrance hallway with staircase to the upper floor with an excellent storage cupboard below, and a guest cloakroom with a WC, and wash hand basin.  Positioned to the front is the relaxing sitting room which is of a good size and enjoys a large box style bay window overlooking Crossburn farm road and the countryside beyond.  Open to the sitting room is the dining area which features patio doors providing views and access out to the rear garden and provides the perfect space for entertaining family and friends.  Adjacent to the dining room, the kitchen is fitted with a good range of wall and base units with contrasting worktops incorporating a white composite sink unit below a rear facing window.  Integrated appliances include a gas hob, electric oven, fridge, and a cooker hood, whilst space and services are provided for a washing machine, and a dishwasher.  An external door gives direct access out to the rear garden.  On the upper floor, there is a light and airy hallway landing with a ceiling hatch giving access to the loft space.  Positioned to the rear is the principal bedroom which features generous fitted wardrobes and a window offering views over the countryside beyond.  There are three further comfortable bedrooms, one positioned to rear, and two positioned to the front of the property, to which one benefits from fitted wardrobes.  The accommodation is completed by the family bathroom incorporating a WC, wash hand basin and a panelled bath with shower over.  An opaque window to the side allows in the natural light.  

Externally; there is an open style garden to the front laid to decorative chips and mature shrubbery, whilst a tarmacadam driveway to the side provides off street parking and leads to a single semi-detached garage.  A timber gate to the side of the property gives access into the private, secluded, and enclosed rear garden.  Mainly laid to lawn, there are mature planted border areas which provide a burst of colour throughout the year with flowers including, daffodils, snowdrops, bluebells, geraniums, and also clematis, and honeysuckle.  There is a large paved patio area allowing the perfect space for alfresco dining in the summer months, and the garden is fully bound by and enclosed by timber 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 4 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:

Main’s water and drainage.  Main’s electricity.  Gas fired central heating.  UPVC double glazed windows.  Telephone and fibre broadband connection.  

Items to be Included:

All fitted floor coverings, blinds, and 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 £2,281.69 payable for the year 2022/2023.  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 (72) with potential B (85).

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 - 17' 3'' x 11' 3'' (5.26m x 3.43m)

Dining Room - 9' 7'' x 8' 4'' (2.92m x 2.54m)

Kitchen - 10' 10'' x 9' 7'' (3.30m x 2.92m)

Bedroom 1 - 10' 7'' x 9' 8'' (3.23m x 2.95m)

Bedroom 2 - 9' 8'' x 6' 10'' (2.95m x 2.08m)

Bedroom 3 - 8' 8'' x 7' 4'' (2.64m x 2.24m)

Bedroom 4 - 9' 8'' x 6' 10'' (2.95m x 2.08m)

Garage - 17' 0'' x 9' 0'' (5.18m x 2.74m)

Council Tax Band: E
Tenure: Freehold