85/2 Kingsland Terrace, Rosetta Road, Peebles, EH45 8HH

Occupying a pleasant position with views over the Venlaw hills, a charming and characterful two-bedroom ground floor flat nestled in the picturesque Borders town of Peebles. Positioned within a traditional solid stone building dating back to the late 1800s, this well-proportioned flat retains many original features and offers a comfortable layout across 637 square feet of thoughtfully designed accommodation.  The property benefits from private garden space both at the front and rear, is presented in excellent decorative order throughout, and is ideally located within walking distance of the vibrant High Street. Early viewing is highly recommended.

Accessed through a shared hallway, presented in good decorative order throughout, the interior features an inviting entrance hall with elegant, traditional high ceilings.  The sitting room overlooks the gardens through a rear-facing window and features lofty ceilings, recessed shelving, and a storage cupboard.  With plenty of space for both lounge and dining, it's perfect for family gatherings and hosting friends.  The kitchen, accessed from the sitting room, is equipped with a variety of wall and base units, enhanced by contrasting worktops and a stainless steel sink positioned beneath a rear-facing window. Integrated appliances include an electric oven, gas hob, and a dishwasher, whilst there is a free-standing washing machine, and undercounter fridge freezer.  The property includes two well-proportioned bedrooms. The spacious main bedroom boasts a large front-facing bay window and retains traditional features, including ornate cornicing and a charming fireplace with an iron and tiled timber surround. The second bedroom, a comfortable single, also features an original fireplace and a front-facing window.  The accommodation is completed by the bathroom, which includes a WC, washbasin, and a panelled bath with an overhead shower, all naturally lit by an opaque rear window.

Externally, the property benefits from private gardens at both the front and rear. The front garden is primarily laid to lawn and enclosed by a charming traditional stone wall. At the rear, the area of private garden also features a section of lawn and includes a timber shed for convenient outdoor storage.  Additionally, there is access to a communal drying green.  Unrestricted on-street parking is available at the front of the property.

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.

Items to be Included:

All fitted floor coverings, blinds and fitted light fittings throughout, integrated appliances, washing machine, fridge freezer, double wardrobe, and the corner work station will be included in the sale.

Services:

Mains water and drainage.  Mains electricity.  Gas central heating.  UPVC sash and casement style double glazed windows.  Telephone with broadband connection available. 

Council Tax and Local Authority: 

For Council Tax purposes this property has been assessed as band category B.   Amount payable for year 2024/2025 - £1,479.72.  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 C (73) 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.