Kittlegairy View, Peebles
Offers Over £305,000

A magnificent three-bedroom, modern detached family home with integral single garage, positioned within a highly sought-after development on the southern edge of the picturesque Borders town of Peebles. Built in 2014, the property is presented with tasteful interiors throughout and offers a comfortable 875 square feet of thoughtfully designed accommodation across two levels, with a perfect balance of space and functionality.  The property features a family-friendly open-plan dining kitchen, ideal for modern living, along with landscaped private gardens.  Located approximately a twenty-minute walk from the vibrant town centre, conveniently serviced by the local bus route, and within easy reach of schools, riverside walks and cycle paths.  This home is sure to appeal to a wide range of buyers, and early viewing comes highly recommended.

Approached via a welcoming private front garden, the property opens into an inviting hallway that flows effortlessly into the ground floor accommodation.  The sitting room features a large front-facing window that frames views over Kittlegairy View, whilst flooding the space with an abundance of natural light.  Spanning the rear of the property, the open-plan dining kitchen is equipped with a superb range of modern wall and base units, complemented by contrasting worktops.  The kitchen is equipped with integrated appliances, including a gas hob, cooker hood, electric oven, dishwasher, washing machine, and fridge freezer. The dining area offers ample space for a table and chairs, enhanced by a rear-facing bay window that provides a lovely view over the landscaped garden, creating the perfect setting for family gatherings and entertaining guests.  Completing the ground floor accommodation, and accessed via the entrance hallway, is a convenient guest WC, further enhancing the property's practicality.  On the first floor, a hallway landing provides access to a useful storage cupboard and a hatch leading to the loft space. Positioned to the rear is a spacious master bedroom, featuring generous fitted wardrobes and a private en-suite shower room.  Two additional bedrooms are located at the front of the house—a comfortable double room, and the other a pleasant single, currently set up as a home office showing the properties versatility.  The accommodation is completed by a modern family bathroom, featuring a WC, wash hand basin, panelled bath with a mains overhead shower, and a side-facing opaque window that fills the space with natural light.

Externally, the property is set within beautifully maintained private garden grounds, extending to the front, side, and rear. The open-fronted area features a lawn, vibrant perennial plantings, and a paved pathway leading to the entrance. A monobloc driveway offers convenient off-street parking for two vehicles and leads to the single integral garage, which is equipped with power and light.  The sunny west-facing rear garden has been thoughtfully designed with a split-level layout, featuring a lush lawn enhanced by a fabulous array of mature plantings and shrubbery that provide a vibrant burst of colour throughout the seasons.  An attractive semi-circular paved patio offers the perfect setting for alfresco dining and relaxing during the warmer months, while the soothing sounds of running water from the stone-surround water feature enhance the tranquil atmosphere.

Location:

The Royal Burgh of Peebles is a thriving market town and the third largest in the Borders, with a population of around 9,000.  It offers an ideal country lifestyle, featuring fishing, hillwalking, mountain biking, horse riding, and golf.  The Gytes Leisure Centre provides a variety of activities for all ages, while Glentress Forest, located just 4 miles away, is known for its excellent mountain biking trails.  Cultural enthusiasts can enjoy performances at the Eastgate Theatre & Arts Centre and various festivals, including the historic week-long Beltane Festival, Arts Festival, Agricultural Festival, Rugby Sevens.  Peebles’ High Street boasts An excellent range of independent shops as well as some high street favourites, popular restaurants, a health centre, banks, and schools.  The town is conveniently located within commuting distance of Edinburgh, accessible by frequent bus services and the A703, which connects to the Edinburgh City Bypass and the airport for UK and international travel.

Services:

Mains water and drainage.  Mains electricity.  Gas fired central heating.  UPVC double glazed windows.  Telephone and FTTP fibre broadband connections available.  

Development Factor:

The communal areas of the development are managed by Scottish Woodlands Trust with an annual factoring charge of approximately £255 payable in 2024.

Items to be Included:

All fitted floor coverings, blinds, light fittings throughout, and integrated kitchen appliances will be included in the sale of the property.  
  
Council Tax and Local Authority: 

For Council Tax purposes this property has been assessed as band category E, with an annual charge of £2,449.59 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 (79) with potential B (91).

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.   

Offers: 

Formal offers should be submitted to the Selling Agents in Scottish legal form: JBM Estate Agents, 10 Northgate, Peebles, EH45 8RS.  Telephone: 01721 540170, Fax 01721 520104.  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.  

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 by 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 our office with their original documents.  Please note, that 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.