The Old Smiddy, Cockburnspath, Cockburnspath, TD13 5YE

Open viewing Wednesday 3rd September and Saturday 6th September 1pm-5pm



This historic detached three-bedroom house is set within half an acre of grounds, featuring idyllic gardens, a summer house, an outdoor kitchen, ample private parking, and a detached listed forge with potential for development (subject to planning permission). Approved plans also permit a significant extension to the main property. The peaceful Borders village of Cockburnspath offers easy access to scenic countryside and coastline, as well as excellent road and nearby rail links, enabling swift travel to Edinburgh and surrounding towns.

The Old Smiddy is an enchanting double-fronted sandstone residence. Minimalist Scandi-style interiors bring the two-storey home stylishly up to date, creating a light and airy ambience, while traditional features, including twelve-pane sash windows and rustic wood doors, retain its heritage charm. A tranquil burn meanders along the edge of the grounds, with surrounding woodland adding to the peaceful setting.

The generous outdoor space includes landscaped gardens, a vegetable plot, and a summer house, suitable for home working. The outdoor kitchen has previously hosted a successful pizza business, offering potential for an income stream, subject to consents. The 18th-century B-listed Blacksmiths previously secured (now lapsed) consent for a three-bedroom house. Live planning permission for the main residence allows extension of the kitchen and bathroom to double height, and replacement of the garage and store with a single-storey extension, creating a five-bedroom, four-bathroom (two en-suite) home.

Light-filled living room – with a multi-fuel burner


The comfortably carpeted living room is a homely space enjoying all-day sun through dual-aspect windows. Charming touches include exposed beams and an elegant period fire surround housing a multi-fuel burner with back boiler. Built-in display shelving and a naturally lit store cupboard provide practical storage.

Southeast-facing integrated kitchen – connected to the living room

The dual-aspect kitchen is bright and styled with sleek white cabinetry, an expansive timber worktop, and chic subway tiling, in keeping with the home’s understated finish. Integrated appliances include an oven, induction hob with extractor, dishwasher, and fridge. Side access leads to a utility area featuring a freestanding washing machine and a handy driveway entrance. A standalone freezer is in the attached store.

Three double bedrooms – flexible and spacious


Two first-floor double bedrooms, accessed via a landing with built-in storage, are softly carpeted and feature attractive decorative fireplaces. A third ground-floor double bedroom, currently used as a snug, showcases the home’s flexibility and houses useful storage.

Stylish shower room – with luxury underfloor heating


The bright, chicly tiled shower room features a toilet, basin/vanity unit, and walk-in rainfall shower.

Extensive gardens – featuring a powered summer house and outdoor kitchen

The rear grounds include a circular bordered lawn and decked seating areas (one with running water and power), enjoying lovely evening sun, a vegetable plot with a powered greenhouse (with sprinkler system), and a summer house – ideal as an office or creative retreat, with power and broadband accessibility. The southeast-facing front garden, on the banks of the burn, features a covered pizza oven and kitchen with power, hot/cold running water, and a suntrap seating deck with double sink and dishwasher – perfect for summer gatherings, enjoying the afternoon sun or a business venture (STC).

Driveway and garage – a wealth of private parking and extra storage


A long gravel driveway leads to the attached (large single) garage/workshop, which has power and light, as does the neighbouring garden store.

Extras: The sale includes all fitted floor and window coverings, light fittings, and integrated/freestanding appliances.