28A Cross Street, Peebles, EH45 8LE

Situated in the town's conservation area, a charming two-bedroom, main-door double upper flat centrally located, just a short stroll from the vibrant High Street in the picturesque Borders town of Peebles. Dating back to the late 1800s, this stone-built property benefits from upgrades and boasts well-proportioned accommodation totalling 1,066 square feet across two comfortable levels, beautifully presented in good decorative order, seamlessly blending period charm with modern comfort.  With its prime central location and a private garden area to the rear, this charming flat is sure to attract strong interest, appealing to a wide range of buyers.  Early viewing is highly recommended to fully appreciate all it has to offer.

Accessed via an external stone staircase at the rear, this beautifully presented flat opens into an entrance vestibule, leading to a welcoming inner hallway.  The hallway provides access to all first floor rooms and features a staircase to the second floor, creating a seamless flow between the two levels.  At the front of the property lies a spacious and inviting sitting room, bathed in natural light from its impressive triple-aspect windows which offer delightful views over Cross Street and the picturesque countryside beyond.  The well-equipped kitchen offers a range of wall and base units with complementary worktops and a stainless-steel sink beneath a rear-facing window.  Integrated appliances include an electric oven, gas hob, and cooker hood, with space for a washing machine, dishwasher, and under-counter fridge.  The kitchen boasts a charming dining nook, perfect for intimate gatherings with family and friends.  Additionally, a large built-in cupboard provides generous storage, enhancing functionality.  Up on the second floor, there are two generously sized double bedrooms.  The rear-facing bedroom features a recessed wardrobe area, and fantastic views across the tree lined Tweed Valley hills beyond.   The front-facing bedroom includes fitted wardrobes, and a newly fitted Velux window flooding the room with natural light.  Whilst completing the accommodation is the family bathroom which incorporates a WC, wash hand basin, a panelled bath with overhead shower, and a rear facing opaque window allowing in natural light. 

Externally, the property features a private garden adjacent to the external stone staircase, enclosed by stone walls and an iron gate.  The garden includes a paved patio area with decorative chippings, perfect for summer alfresco dining while overlooking the Old Cross Kirk.  Parking is available both at the rear and on-street at 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, fitted light fittings, and the washing machine, fridge, and dishwasher will be included in the sale of the property.

Services:

Mains water and drainage.  Mains electricity.  Gas fired central heating.  Telephone with broadband connection.  Mixture of UPVC and aluminium double-glazed windows and timber framed double glazed Velux windows.

Council Tax and Local Authority: 

For Council Tax purposes this property has been assessed as band category B.   Amount payable for year 2022/2023 - £1,376.64.  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:

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 (61) with potential C (79).

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.