Rosetta Road, Peebles
Offers Over £170,000

Enjoying a delightful setting, a charming two-bedroom ground floor flat positioned within an attractive traditional stone building, nestled in the beautiful Borders town of Peebles. Dating back to the late 1800S, this well-presented and well-proportioned property features a calming neutral décor throughout and offers a comfortable layout extending to 724 square feet, all on one level. The property enjoys the advantage of a private front garden, along with both allocated and shared garden spaces to the rear. Ideally situated within walking distance of the vibrant high street—with its excellent amenities, scenic parks, and picturesque riverside walks—early viewing is highly recommended.

Entered via a well-maintained shared inner hallway, the property opens into a welcoming entrance hall with a comfortable and welcoming ambience.  The spacious and relaxing sitting room features elegant high ceilings and rear-facing french doors that bathe the space in natural light, and open effortlessly into a bright conservatory overlooking the beautifully maintained shared gardens.  With ample space for a table and chairs, the conservatory offers the ideal spot for morning coffee, dining, or unwinding with a book.  Conveniently accessed from the conservatory, the kitchen is well-appointed with modern wall and base units, complemented by contrasting worktops, a stainless steel sink, and a stylish tiled splashback. Integrated appliances include an electric oven, hob, and cooker hood, whilst there is a freestanding washing machine and fridge freezer.  The property offers two generously sized bedrooms. The spacious main bedroom is highlighted by a large front-facing bay window and retains charming traditional features, including soaring ceilings with original cornicing. The second bedroom, a comfortable single, also enjoys a front-facing window, offering a bright and airy feel.  Completing the accommodation is the modern shower room, featuring a WC, vanity washbasin, and a sleek corner shower enclosure.

Externally, the property benefits from having a private garden directly to the front of the property which is laid to decorative chipped stone, enhanced by flowerbed borders.  At the rear, accessible from the conservatory, the shared entrance hallway, and externally via a side pathway, you'll find a section of allocated garden, as well as a communal area and a drying green. The space is fully laid to lawn and bordered with mature shrubbery and vibrant flowerbeds.

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 including 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 bigger, 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.

Offers:

Formal offers should be submitted to the selling agents in Scottish legal form: JBM Estate Agents, 10 Northgate, Peebles, EH45 8RS.  Email address: This email address is being protected from spambots. You need JavaScript enabled to view it..  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

Services:

Mains water and drainage.  Mains electricity.  Gas central heating. UPVC double-glazed windows.  FTTP broadband connection available.

Conservation Area and Listed Building:

The property is located within the Peebles town conservation area.  The property is not listed.  

Items to be Included:

All fitted floor coverings, blinds, and fitted light fittings throughout will be included in the sale of the property.  Some items of furniture may be available under separate negotiation.

Council Tax and Local Authority:

For Council Tax purposes this property has been assessed as band category B, with an annual charge of £1,627.70 payable for the year 2024/2025.  The local authority is Scottish Borders Council, council headquarters, Newtown St Boswells, Melrose, TD6 0SA Tel: 01835 824 000.

Viewing Arrangements:

Viewings of this property are strictly by appointment.  For more information or to arrange an appointment, please contact JBM Estate Agents on 01721 540170.

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 (69) with potential C (76).

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:

While we believe the information provided to be accurate, it is not guaranteed.  All areas, measurements, and distances are approximate.  The descriptions, photographs, and floorplans are intended for guidance only and are not necessarily comprehensive.  It should not be assumed that the property remains exactly as photographed.  Any error, omission, or misstatement shall not annul the sale, entitle any party to compensation, nor provide grounds for legal action.  JBM Estate Agents have not tested any services, equipment, or facilities.  Prospective purchasers are advised to satisfy themselves by inspection or otherwise and to seek their own professional advice.  All descriptions and references to the property's condition are made in good faith.  While every effort is made to ensure accuracy, please contact us to confirm any details of particular importance to you, especially if you are planning to travel a considerable distance.

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.