Standalane View, Peebles
Offers Over £450,000

A fabulous four-bedroom modern detached family home with double integral garage, nestled within a highly sought-after development on the northern edge of the picturesque Borders town of Peebles. Built in 2016, this impressive property boasts generous accommodation spread over two levels, encompassing a total of 1641 square feet, and features modern interiors and a well-planned layout, perfectly designed for modern family living, seamlessly combining comfort with practicality.  Situated within walking distance of the highly regarded town centre, with an excellent array of amenities, immediate access to the breathtaking Tweed Valley countryside, featuring scenic walks and cycle paths right on the doorstep.  Early viewing is highly recommended.

Offering a seamless comfortable flow throughout, the internal accommodation includes; A welcoming entrance hallway with a staircase leading to the upper floor, thoughtfully designed to include useful storage space below.  Positioned at the front is a beautifully inviting sitting room with a charming bay window framing delightful views over the front garden and the tree-lined hills beyond, creating a relaxing ambiance.  Spanning the rear of the property is a fantastic open-plan kitchen/dining and family space.  The kitchen showcases a selection of modern wall and base units, seamlessly integrated with quality appliances, including an eye-level electric oven, gas hob, dishwasher, and fridge-freezer.  The family and dining area provides generous space for both lounge and dining furniture, making it ideal for family gatherings and entertaining friends.  Additionally, French doors lead out to the rear garden, enhancing the seamless transition between indoor and outdoor living.  Also situated at the rear, is a practical utility room which offers dedicated space for a washing machine and tumble dryer, whilst also giving convenient access to a guest WC, and an external door leading out to the rear garden.  On the first floor, a bright and airy galleried landing provides a welcoming space, complete with an airing cupboard and a loft access hatch for added convenience.  The wonderful master suite boasts a spacious bedroom, separate dressing room with generous fitted wardrobe space, and a private en-suite shower room.  Also enjoying front facing views is a guest bedroom with the added convenience of a fitted wardrobe, and a further private en-suite shower room.  There are two additional comfortable bedrooms located at the rear, to which both boast captivating countryside views.  Completing the accommodation is the modern family bathroom with two opaque windows to the rear, and fittings including a WC, wash hand basin, and a panelled bath.

Externally, the property boasts private gardens at both the front and rear, offering delightful outdoor spaces.  The open-style front garden features a well-maintained lawn bordered by flowerbeds, creating a welcoming approach.  A monobloc driveway accommodating two vehicles, provides convenient access to the double integral garage.  A gated side pathway leads to the private, enclosed rear garden, where stunning scenic views of the rolling hills beyond create a tranquil retreat.  This thoughtfully designed outdoor space features a lush lawn, vibrant boxed flower beds adding bursts of colour, and two paved patios.  These patios provide generous room for outdoor lounge and dining furniture, making it an ideal setting for alfresco dining, relaxation, and entertaining.

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 broadband connection available.  

Development Factor:

The communal areas of the development are managed by Hacking and Paterson with a current annual charge of approximately £120.00.  

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 G.   Amount payable for year 2024/2025 - £3,566.37.  The local authority is Scottish Borders Council, Council Headquarters, Newtown St Boswells, Melrose, TD6 0SA Tel: 01835 824 000.

EPC Rating: 

The Energy Efficiency Rating for this property is C (80) with potential B (88).

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.

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.