St. Andrews Road, Peebles
Offers Over £175,000

A fabulous traditional solid stone main door first and attic floor flat with a section of private garden peacefully yet centrally positioned in the picturesque Borders town of Peebles. With tasteful interiors and presented in immaculate decorative order throughout, this stylish and contemporary property offers well-appointed accommodation totalling an impressive 938 square feet.  Dating back to 1890 the property has been updated to an exceptional standard perfectly blending traditional charm with modern living.  Enjoying a central location with a fantastic array of amenities on the doorstep including coffee shops, bars, restaurants, and beautiful parks with riverside walks, this property is sure to prove popular and early viewing comes highly advised.  

Accessed at ground level via a main door to the front of the property, the well-proportioned internal accommodation comprises; entrance area with staircase leading to a warm and welcoming first-floor landing.  With window overlooking St. Andrews Road to the front, is a bright and relaxing sitting room featuring recessed display shelving, the original fire recess, all while offering ample space for both lounge an dining furniture, perfect for those all-important gatherings with friends and family.   Set to the rear, open to the landing, is a stylish fully fitted kitchen with a range of wall and base units complemented by natural quartz worktops incorporating a stainless-steel under mounted sink unit.  Quality integrated appliances include an electric oven, gas hob, cooker hood, washing machine, microwave, and a fridge freezer.  There is a comfortable double bedroom with a rear facing window offering leafy garden views, which features a fitted storage cupboard housing the boiler.  Adjacent, is the fabulous modern shower room incorporating a WC, vanity wash hand basin unit, and a shower enclosure with a contemporary mains wall mounted shower adding a touch of luxury.  Set to then front, is a superb space currently set up as a dressing room but could equally serve well as a separate home office if required.  A solid timber stairwell within the dressing room leads up to a bright, and spacious attic room offering an abundance of versatile space enjoying natural light via a rear facing Velux window with delightful rooftop views.

Externally, there is a shared paved patio area to the front which leads to the front door, and an area of private south facing garden ground to the rear of the property which is currently fully laid to lawn offering the new owner a blank space to create a private outdoor area designed to personal preference.  There is a timber garden shed providing garden storage.  On-street parking is available to the front of the property.    

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.

Items to be Included:

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

Services:

Mains electricity.  Mains gas fired central heating.  Mains water and drainage.  Telephone with FTTP broadband connection.  UPVC double-glazed windows and timber framed double glazed Velux window.

Council Tax and Local Authority: 

For Council Tax purposes this property has been assessed as band category B.   Amount payable for year 2024/2025 - £1,492.72.  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 D (62) with potential D (67).

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.