An exceptionally charming traditional two-bedroom whinstone cottage, peacefully nestled in attractive surroundings, yet just a short stroll from the vibrant High Street of the picturesque Borders town of Peebles. Named Meikle Cottage, dating back to the late 1800’s, and forming part of a tastefully converted stable development, once the stables of the beautiful Kingsmeadows House, this unique property combines timeless charm with modern comforts, making it perfect for contemporary living. Boasting elegant interiors and tasteful neutral décor throughout, the cottage offers 801 square feet of comfortable accommodation, complemented by generous private garden grounds featuring charming original stone details enhanced by approved planning for a garden room. Enjoying a prime location just a short stroll from a wide range of amenities, and outdoor activities, this property is sure to appeal to a variety of buyers. Early viewing comes highly recommended. 

Approached via original stone walling and private gates, this home is immediately welcoming with its attractive stone exterior.  Inside, the accommodation opens into an inviting entrance hallway that flows seamlessly into the magnificent sitting dining room.  Boasting soaring ceilings and triple-aspect windows, the room is flooded with natural light, while original features retain timeless charm, offering ample space for both lounge and dining furniture, all centred around an elegant fireplace.  Accessed via a rear hallway with a utility cupboard housing the washing machine and boiler, the kitchen, although compact, is perfectly formed and fitted with a good range of timeless wall and base units with complimentary worktops and tiled splashback.  Integrated appliances include a gas hob with electric extractor above, an electric oven, and a slimline dishwasher, whilst space and connections are available for a fridge freezer.  A rear facing window allows in natural light whilst providing a wonderful courtyard outlook.  The principal bedroom is impressively spacious, boasting soaring ceilings and original features that create a bright, airy atmosphere and complemented by a private en-suite shower room for added comfort and convenience.  Adjacent is a comfortable second bedroom, which could equally serve as a children’s nursery, home office, or be adapted to suit individual needs.  Both bedrooms feature rear-facing windows overlooking the charming courtyard.  Completing the accommodation is the well-equipped spacious bathroom which comprises, a WC, wash hand basin, panelled bath, and a separate tiled shower enclosure.

This delightful property further offers the potential to expand its accommodation with approved plans for a substantial, elegantly designed garden room, set within the private garden grounds, cleverly positioned adjacent to the striking original stone steading arches which would form the proposed outdoor terrace.  The plans, available on the Scottish Borders Council website under reference number 23/00978/LBC, present an exciting opportunity to create additional space for visiting guests, a bespoke home office, or a vast range of other uses, enhancing both the versatility and the already undeniable charm this home has to offer.

Externally, the charm continues with a private front garden, enclosed by original stone walling and timber fencing.  Whilst this generous area is fully laid to lawn, the incorporation of the original stone steading arches provides character and potential to create and design a truly magnificent outdoor space.  Along with the approved plans for the proposed garden room, the garden space offers a magnificent opportunity to truly makes this space something spectacular.  Off street parking is available within the shared walled area.  An outdoor store adjoining the property provides external storage space.  Whilst a doorway within one of the original arches leads through to the communal courtyard area. 
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 central heating.  Timber sash and casement single glazed windows.  FTTP broadband connection available.  

Conservation Area and Listed Building:

The property is not located within the Peebles Town Conservation area.  The property is listed as category C.  

Items to be Included:

All fitted floor coverings, window shutters, and integrated kitchen appliances 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 D (57) with potential C (74).

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:

All offers must be submitted to the Selling Agents in Scottish legal form, either by email to or in writing to JBM Estate Agents, 10 Northgate, Peebles, EH45 8RS. The seller reserves the absolute discretion to accept or reject any offer received and is under no obligation to accept the highest or any offer.  By law, all offers received will be intimated to the seller as soon as reasonably possible until formal conclusion of missives has taken place, unless the seller has provided specific written instructions not to pass on certain offers. Notwithstanding the receipt of an acceptable written offer, until missives are concluded, the seller and the Selling Agents reserve the right to continue marketing or re-market the property and to resume or conduct further viewings, particularly in the event of any delay by the purchaser in progressing the transaction. The purchaser or their solicitor will be notified in writing should the seller subsequently decide to place the property back on the market.

 
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 Compliance:

JBM Estate Agents is a regulated estate agency business and is subject to the Money Laundering Regulations 2017, the Criminal Finances Act 2017, the Proceeds of Crime Act 2002 (POCA), the Economic Crime (Transparency and Enforcement) Act 2022, and other relevant legislation. We are required to comply with the guidelines set out by the regulator for the estate agency sector, HM Revenue & Customs (HMRC). In accordance with these requirements, we are legally obliged to carry out identity and source-of-funds checks on all property buyers. These checks are completed through an independent third-party verification provider and must be successfully concluded before an offer can be formally accepted or a property marked as “under offer.”  All buyers are required to complete third-party AML verification, for which a non-refundable fee of £20 plus VAT (£24 in total) per individual applies. All information is handled securely and in accordance with current data protection legislation. JBM Estate Agents is registered for AML supervision with HMRC under registration number XBML , and we are legally required to report any evidence or suspicion of money laundering to the relevant authorities without notification.