97 Northgate, Peebles, EH45 8BU

Occupying a fantastic central location, a charming three-bedroom semi-detached family home with private front and rear gardens, boasting wonderful views over the picturesque Borders town of Peebles. Built in the 1950’s, the property is presented in good decorative order throughout with stylish interiors whilst offering a generous layout across three comfortable floors, extending to approximately 1270 square feet including a roomy basement with external access.  Just a short stroll from the bustling High Street, this home provides easy access to a wide range of local amenities, as well as nearby parks, scenic riverside walks, and cycle paths on the doorstep.  With so much to offer, this property is ideally suited to a variety of buyers, and early viewing comes highly recommended.

With an inviting approach through the private front garden, the property opens into a welcoming hallway, complete with a staircase to the upper floor and a convenient guest WC.  The relaxing sitting room features dual aspect windows to the front and rear framing pleasant views while bathing the space in natural light.  The kitchen, although compact is perfectly formed with a good range of modern wall and base units with contrasting worktops and splashback.  Integrated appliances include a gas hob, electric oven, and a fridge.  Semi-open plan to the kitchen with a split level, the dining room is located at the rear and offers the perfect spot for family gatherings and entertaining friends.  On the first floor, there is a hallway landing with storage cupboard, and two comfortable double bedrooms, one situated to the rear, and the other to the front, which benefits from a walk-in cupboard.  Also located to the rear on this level is the family bathroom, incorporating a WC, wash hand basin, and a panelled bath with mains shower over.  An opaque rear-facing window allows natural light to filter through.  Rising to the second floor, a landing area leads to the relaxing principal bedroom, which enjoys two rear-facing windows offering a fantastic outlook over the rooftops and hills beyond, along with a Velux window to the front.  The principal bedroom also features a fitted wardrobe and additional storage space within the eaves.  Accessed externally at the rear, there is a useful basement area currently used as additional storage space and utility area, benefiting from power and light.  

Externally, the property benefits from private, low-maintenance garden grounds to both the front and rear.  At the front, there is a paved area bordered by a fantastic array of mature plantings fully bound by stonewalling and iron fencing.  The rear garden enjoys delightful views and features a timber-decked area along with a spacious paved patio, providing ample room for outdoor dining and lounge furniture, the perfect setting for alfresco entertaining and relaxation during the warmer months.  A staircase to the side leads down to a gated side entrance, offering both privacy and convenience and also leads to the basement rooms which benefit from power and light, plumbing for a washing machine, as well as fitted shelving.  and also provides access.  Parking is available on street 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.

Services:

Mains water and drainage.  Mains electricity.  Mains gas central heating.  Timber and UPVC double glazed windows.  FTTP broadband connection available.  

Items to be Included:

All fitted floor coverings, blinds, light fittings throughout, integrated kitchen appliances, and the washing machine will be included in the sale of the property.  
  
Council Tax and Local Authority: 

For Council Tax purposes this property has been assessed as band category D.  Amount payable for the financial year 2025/2026 - £2,092.11.  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 (69) with potential C (77).

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.