12 The Row, Longformacus, Duns, Berwickshire, TD11

12 The Row is a charming 2-bedroom cottage situated in the village of Longformacus. This characterful property is ideal for a permanent residence, second home, or holiday let, offering a quiet retreat with easy access to local amenities.

PROPERTY DETAILS

12 The Row is a charming two-bedroom cottage nestled in the peaceful village of Longformacus, set along the banks of the Dye Water. Enjoying river frontage to the front and a low-maintenance garden to the rear, this characterful property offers a tranquil retreat in a picturesque rural setting.

Inside, the cottage offers a thoughtfully designed layout that balances comfort and practicality. On the ground floor, an entrance hall leads to a cosy double bedroom with en-suite bathroom and elegant French doors opening directly onto the rear garden—an ideal spot for a morning coffee.
A second double bedroom, also with its own en-suite, provides welcoming accommodation for guests. A useful utility room is positioned to the rear, offering additional convenience and storage.

Upstairs, the first floor is dedicated to a bright and spacious open-plan dining kitchen and sitting room. This inviting layout suits modern living perfectly, with Velux windows allowing natural light to flood in and a wood-burning stove creating a warm and homely atmosphere.

Externally, the property continues to impress. The front garden enjoys private parking, practical storage sheds, and direct access to the riverbank, where two separate grassed areas provide perfect spaces for riverside coffee, breakfast, or relaxed evening dining in the summer sun. To the rear, a sheltered patio area offers a lovely spot for outdoor dining, leading via steps to a neatly landscaped garden with multiple sheds and further storage.

Whether you're looking for a peaceful country home or a weekend escape, 12 The Row offers charm, comfort, and an enviable riverside location.

ACCOMMODATION COMPRISES

Ground Floor - Entrance Hallway, Double Bedroom (En Suite and French Doors to Garden), Double Bedroom with En-Suite, Utility Room.

First Floor - Open-Plan Kitchen-Dining Room and Sitting Room.

Garden Grounds - Front Landscaped Garden with Parking and River Frontage, Large Rear Landscaped Garden with Decking, Garden Shed.

DISTANCES

Duns 7 miles, Gifford 13 miles, Berwick Train Station 14 miles, Kelso 16 miles, Melrose 22 miles, Edinburgh 40 miles. (all distances are approximate).

AREA INSIGHTS

Longformacus is the largest of the Lammermuir villages, tucked away in a stunning landscape of rolling hills and open countryside. Though peaceful and secluded, it’s ideally situated between the vibrant cities of Edinburgh and Newcastle upon Tyne. The village itself enjoys a strong sense of community, with a welcoming atmosphere centred around the village hall and church, both of which host regular events and social gatherings for residents and visitors alike.

Just 7 miles Southeast is the historic town of Duns, which provides a range of local amenities including shops, cafés, an 18-hole golf course, and a popular water sports centre on the River Whiteadder. The town also boasts cultural and heritage attractions such as Duns Castle and the stately Manderston House. To the northwest, the slightly larger town of Haddington offers a broader selection of independent shops, well-known retailers, and a variety of bars and restaurants.

Despite its rural charm, Longformacus benefits from excellent transport links. The nearby A1 provides straightforward access to Edinburgh, Newcastle, and further south via Berwick-upon-Tweed. The A697 also offers a convenient route for commuting. For longer journeys, regular trains from Edinburgh and Berwick make it possible to reach London in around three and a half hours.

Located in Northern Berwickshire and just south of Midlothian, Longformacus offers easy access to the many charming towns, villages, and natural attractions of the Scottish Borders, East Lothian, and Northumberland.

GENERAL REMARKS

Services
Electric Heating
Wood Burning Stove
Mains Electricity, Water & Drainage
Broadband Available

Fixtures and Fittings
All fitted carpets, curtain poles, blinds, light fittings and integrated appliances form part of the sale.

Listing and Conservation
12 The Rows is Grade C Listed but does not sit within a conservation area.