A delightfully spacious two-bedroom main door first-floor flat, ideally situated in a well-established residential area, just a short stroll from the vibrant high street in the picturesque Borders town of Peebles. Built in the 1950s, this property has been thoughtfully updated over the years to accommodate modern living, whilst offering 765 square feet of well-proportioned, comfortable accommodation, arranged across one level.  Boasting an excellent location near parks and riverside walks, close to a fantastic array of local amenities, and featuring a section of private garden, this property presents an ideal opportunity for a first-time buyer, young family, or investment purchaser.  Early viewing is highly recommended.

Accessed via a ground-level entrance at the side of the property, the well-presented interior includes an entry vestibule with a staircase leading to the first-floor hallway landing, which benefits from a convenient storage cupboard.  A spacious, bright sitting room overlooks Edinburgh Road at the front, featuring an elegant electric fireplace and a recessed display alcove.  The room offers plenty of space for both lounge and dining furniture, creating a versatile and inviting living area, perfect for gatherings with family and friends.  The kitchen is equipped with a good range of modern wall and base units, including a stainless steel sink positioned near one of two front-facing windows. Integrated appliances include an electric oven, gas hob, and cooker hood, with designated space and connections for a washing machine and fridge freezer.  At the rear of the property, there are two generously sized double bedrooms. One is accessed from the sitting room, while the other is conveniently reached from the main hallway, which also includes a storage cupboard.  The accommodation is completed by a modern shower room, incorporating a WC, a wash hand basin, a shower enclosure, and an opaque window facing the side of the property.

Externally, the property boasts a private garden section at the rear, currently laid to lawn, offering a blank canvas to design the ideal outdoor space according to personal preferences.  Additionally, there is a practical timber storage shed for your convenience.  Ample unrestricted on-street parking is available at the front of the property, providing ease of access for residents and visitors alike.

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 timber double-glazed windows.  Telephone and broadband connection available. 

Items to be Included:

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

For Council Tax purposes, this property has been assessed as band category A, with an annual charge of £1,268.33 payable for 2024/2025.  The local authority is Scottish Borders Council, Council Headquarters, Newtown St Boswells, Melrose, TD6 0SA Tel: .

Viewing Arrangements: 

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

Home Report:

For parties genuinely interested in this property, a home report incorporating a single survey, energy performance certificate, and property questionnaire is available. Please contact us to request a copy.

EPC Rating: 

The Energy Efficiency Rating for this property is C (72) with potential C (77).

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: , Fax .  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.