22 Cademuir Drive, Peebles, EH45 9AG

A delightful two-bedroom end-terraced home set on a charming corner plot, ideally situated within a well-established residential area in the picturesque Borders town of Peebles. The property offers a comfortable 722 square feet of internal accommodation and further benefits from a fully floored and lined attic space extending to approximately 164 square feet, offering excellent potential for conversion, subject to the necessary planning consents.  Decorated in neutral tones throughout, the property provides a blank canvas for the new owners to create an interior to their own taste.  Located approximately a ten-minute walk from the bustling town centre, with its excellent range of amenities, scenic riverside, and parkland walks, and schooling available at both primary and secondary levels, this property is sure to appeal to a wide range of buyers, and early viewing is highly recommended.

The accommodation opens into a welcoming entrance hallway, complete with a staircase to the upper floor and access to an extremely generous walk-in cupboard, providing excellent storage space.  Benefiting from dual-aspect windows to the front and rear, the sitting room is a bright and generously proportioned space, offering ample room for both lounge and dining furniture, and is ideal for relaxing, casual dining, and entertaining.  The kitchen is fitted with a range of wall and base units with laminated worktops, incorporating a sink unit positioned beneath a side-facing window.  Integrated appliances include an electric oven, hob, and extractor hood, while space and plumbing are provided for a washing machine and a fridge freezer.  An external door to the rear of the property provides access to the private garden.  On the first floor, the hallway landing benefits from natural light via a side-facing window and includes a fitted timber ladder and ceiling hatch providing access to the spacious, floored, and lined attic space.  There are two comfortable double bedrooms, one positioned to the rear and the other to the front of the property, with the front bedroom benefitting from a fitted storage cupboard.  The accommodation is completed by the family bathroom, which comprises a WC, wash hand basin, and a panelled bath with mains shower over, along with a rear-facing opaque window providing natural light and privacy.

Externally; the property benefits from private gardens to the front, side, and rear. The front garden features a paved patio area along with a decorative chipped section, complemented by mature planting.  The side garden provides off-street parking with iron gates leading to a chipped driveway as well as a timber garden shed.  The rear garden is mainly laid to lawn with mature planted borders and a paved seating area, ideal for a small table and chairs.  The garden is fully enclosed by timber fencing and mature hedging.

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.  

Items to be Included:

All fitted floor coverings, light fittings, blinds, and integrated kitchen appliances are to 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 A.  Amount payable for the financial year 2026/2027 - £1,513.89.  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 (65) with potential C (78).

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 Regulations:

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.