2 Graham Street, Peebles, EH45 8JP

A charming one-bedroom main-door ground-floor flat, peacefully tucked away in a quiet setting yet only a short stroll from the vibrant high street in the picturesque Borders town of Peebles. Dating back to around 1890, the property offers well-presented accommodation extending to approximately 567 square feet and has been reconfigured from a two-bedroom to a generous one-bedroom layout, with scope to reinstate the second bedroom if required. Benefiting from private front and rear gardens and located just a short, leisurely stroll from the bustling High Street and its excellent range of amenities, this versatile property is sure to prove popular.  Early viewing is highly recommended to fully appreciate its appeal.

Accessed via the private front garden, the property opens into an inviting entrance hallway which provides access to all accommodation.  With a window overlooking the private rear garden, the well-proportioned sitting room offers ample space for both lounge and dining furniture, creating a comfortable setting for relaxing, casual dining, and entertaining.  Adjacent, the kitchen is fitted with a range of wall and base units, paired with contrasting worktops, and a tiled splashback.  Space and connections are provided for a cooker and an under-counter fridge, along with additional space and plumbing for a washing machine.  A rear-facing window allows in plenty of natural light, and the room further benefits from a large, fitted storage unit and an external door offering easy access to the garden.  Located to the front of the property, with a window overlooking Graham Street, is the comfortable double bedroom, which also features a useful press-style storage cupboard.  Across the hallway, also to the front, is a spacious wet room fitted with a shower, WC, and wash hand basin.  Previously the second bedroom, this room offers flexibility and could be reinstated as a bedroom if required.  The accommodation is completed by the bathroom, featuring a panelled bath, WC, and wash hand basin.  

Externally, the property features low-maintenance private gardens to both the front and rear.  Bordered by attractive stone walling, the front garden is fully laid to monobloc paving.  The rear garden, also accessible externally at the side of the building, is fully laid to paving, making it ideal for potting plants, container gardening, as well as outdoor dining and lounging.  A timber garden shed offers outdoor storage, and the garden is fully enclosed by both stone walling, timber fencing, and an iron access gate.  

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.  UPVC double 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 not listed.  

Items to be Included:

All fitted floor coverings, fitted light fittings throughout the property, as well as the cooker, washing machine, and fridge will be included in the sale.

Council Tax and Local Authority: 

For Council Tax purposes this property has been assessed as band category B.   Amount payable for year 2026/2027 - £1,766.21.  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 (73).

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.