13 Craigerne Crescent, Peebles, EH45 9HW

An exceptional and highly attractive five-bedroom, double-fronted detached family home, occupying a wonderful position within a highly sought-after development on the southern edge of the picturesque Borders town of Peebles. Built in 2002, this substantial property offers generously proportioned accommodation extending to an impressive 3,800 square feet spread across two floors, featuring a well-designed layout ideal for modern family living.  Enjoying stunning views over Peebles and the surrounding countryside to the front and rear, this property is ideally located for Schooling at both levels, the vibrant town centre with its excellent amenities, and offers immediate access to open countryside, making it a highly desirable home where early viewing comes highly recommended.

With a welcoming approach through an attractive arched covered entrance, the well-presented interior begins with a generous vestibule featuring symmetrical cloak cupboards, seamlessly flowing into an inviting reception hallway highlighted by an imperial staircase leading to the upper floor.  Additional features include a guest WC, and two excellent storage cupboards situated beneath the staircase.  Positioned at the rear of the home, the elegant sitting room features a large bay window overlooking the garden, a living flame gas fire as a warm and inviting focal point, and an inglenook with a side-facing window enhancing the room's charm and natural light.  Also benefiting from a rear bay window, the fabulous open-plan dining kitchen is filled with natural light, further enhanced by a side-facing window, offering a spacious, sociable, and family-friendly space.   The kitchen is well-equipped with an extensive range of wall and base units and features integrated appliances, including an eye-level electric oven, microwave oven, gas hob, extractor fan, and dishwasher.  There is also space to accommodate an American-style fridge freezer which is in situ.  Accessed from the kitchen and centrally positioned within the home, the versatile family room features internal windows overlooking a stunning conservatory.  Gracefully nestled between the sitting room and kitchen, the conservatory boasts charming views and direct access to the private rear garden, an ideal spot for unwinding with a good book.  A formal dining room with front-facing windows offers a delightful leafy outlook over Craigerne Crescent and creates the perfect setting for entertaining family and friends.  Also positioned to the front is a separate home study, an ideal workspace for those working from home.  Completing the ground floor is a practical utility room, equipped with space and plumbing for a washing machine and tumble dryer, whilst providing convenient access out to the side of the property.  On the first floor, a stunning galleried landing, flooded with natural light, provides access to all accommodation and opens onto a small front-facing balcony via French doors.  The comfortable primary suite enjoys breathtaking, uninterrupted views to the rear over the rolling hills and countryside beyond.  It also features a dedicated dressing area with fitted wardrobes, along with a spacious, well-appointed en-suite bathroom complete with a bath, separate shower cubicle, WC, and twin wash basins.  Also positioned to the rear is a generous guest bedroom, benefiting from a large bay window that frames the same spectacular views, double fitted wardrobes, and a private en-suite shower room.  There are three further double bedrooms, all generously proportioned and featuring fitted wardrobes, two positioned to the front and one to the rear.  Completing the accommodation is the sizeable family bathroom, comprising a fitted vanity unit with WC and wash hand basin, an enclosed bath, a separate shower cubicle, and a side-facing opaque window that allows natural light to filter through.

Externally, the property enjoys generous well-maintained private gardens to the front, side, and rear.  The open-style front garden is mainly laid to lawn, complemented by mature shrubbery, while a spacious monobloc driveway to the side provides off-street parking for several vehicles and leads to a detached double garage, featuring twin front-facing up-and-over doors and a convenient side entrance from the rear garden.  A timber gate to the side gives access to the beautifully kept rear garden, which boasts a large lawn bordered by a fabulous array of mature plants, shrubs, and evergreens that offer vibrant colour throughout the seasons.  Behind the garage is a paved area, while a large, paved patio, also accessible via the conservatory, provides ample space for outdoor lounge and dining furniture.  It is an ideal setting for alfresco dining, entertaining guests, or simply relaxing in the peaceful surroundings.  The entire garden is fully enclosed and secured by timber fencing. There is a lockable gate providing convenient access to the field behind the house.  

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.  FTTP broadband connection available.

Development Factor:

The communal areas of the development are managed by Greenbelt Group with an annual factoring charge of £864.65 payable in 2023/2024.

Items to be Included:

All fitted floor coverings, majority of window coverings (others by negotiation), light fittings throughout the property, 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 H.   Amount payable for year 2025/2026 - £4,855.49.  The local authority is Scottish Borders Council, Council Headquarters, Newtown St Boswells, Melrose, TD6 0SA Tel: .

Viewing: 

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 (78) with potential B (83).

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: , 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.  

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.