Crossburn Farm Road, Peebles
Offers Over £350,000

A fantastic four-bedroom modern detached family home occupying a pleasant corner position within a sought-after development located on the northern edge of the picturesque Borders town of Peebles. Originally built around 1999 and enhanced by a side extension in 2007, this property provides generously spacious accommodation, totalling 1,269 square feet, and features a fabulous open-plan living area, perfectly designed for modern family living.  Benefiting from a pedestrian pathway providing easy access to the vibrant town centre, access to the wonderful Tweed Valley countryside walks, and cycle paths on the doorstep, and an ideal location for commuters, this property will appeal to a wide range of buyers.  Early viewing comes highly recommended.  

Well-presented with modern interiors throughout, the internal accommodation comprises; inviting entrance hallway with staircase to the upper floor, and access to a well-appointed ground floor shower room, complete with WC, wash hand basin and shower cubicle.  Flooded with natural light from triple aspect windows to the front, side, and rear, the spacious open-plan sitting and dining area boasts a charming wood-burning stove, creating a cosy and inviting focal point. With plenty of room for both lounge and dining furniture, a versatile space perfect for family gatherings and entertaining guests.  Adjacent, and open to the dining area, the kitchen is equipped with a good selection of elegant wall and base units, highlighted by stylish contrasting worktops and offers ample space for appliances, including a Rangemaster cooker, washing machine, and fridge freezer, further enhanced by an integrated dishwasher.  There is also access to an understairs storage cupboard, and a side-facing external door providing easy garden access.  Up on the first floor, there is a generously proportioned hallway landing flooded with natural light, courtesy of two side-facing windows within the stairwell.  The landing allows seamless access to all first-floor accommodation, along with two convenient storage cupboards, and access hatch to the loft space.  The principal bedroom boasts a side-facing window offering views of the tree-lined hills beyond, and has ample space for all furniture required.  Additionally, there are three further bedrooms, two doubles, and a comfortable single, two of which benefit from fitted wardrobes.  Completing the accommodation is the family bathroom, featuring a WC, wash hand basin, and a panelled bath with an electric overhead shower.  An opaque window to the front infuses the space with natural light. 

Externally, there are private garden grounds to the front and side of the property.  The front garden is of an open style, with lush green lawn enhanced by areas of mature planting and shrubbery.  A paved and chipped driveway to the side provides convenient off-street parking leading to the single detached garage, equipped with power and light.  A paved pathway and a timber gate adjacent to the garage leads into a private and enclosed garden area which enjoys a further area of lush lawn complemented by a large paved patio which creates the perfect setting for alfresco dining and entertaining during the warmer summer months. A metal Asgard garden shed offers excellent and secure outdoor storage space.  

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:

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

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 F, with an annual charge of £2,992.91 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 (74) with potential B (83).

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: 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.  

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.