Ligna House, High Street, Ayton TD14 5QP

Ligna House is an impressive five-bedroom detached family home, set on a generous plot in the heart of the village of Ayton and extending to approximately 1,645 sq ft (136 sq m). Thoughtfully designed and carefully built, it offers spacious, contemporary living with bespoke finishes, abundant natural light, and practical features perfectly suited to modern family life.

A welcoming entrance hallway leads into a bright and comfortable living room that flows seamlessly into the dining room and conservatory. Designed for year-round enjoyment, the conservatory is enhanced by self-cleaning glass panels that allow rain to run off easily while keeping the space light and inviting in every season. To the rear, the well-appointed kitchen is complemented by a useful utility room and a convenient ground-floor WC. Underfloor heating runs throughout the entire ground floor, adding an extra touch of comfort.

The bespoke glass staircase leads to four well-proportioned bedrooms along with a versatile box room. The principal bedroom enjoys a Juliet balcony that fills the space with natural light, as well as an en-suite bathroom. Two further generous double bedrooms provide excellent accommodation, one featuring a charming built-in wooden play structure crafted in the form of a small house, complete with raised platforms and steps—an imaginative and delightful space for children. A final large bedroom, positioned above the garage, benefits from impressive views towards the Lamberton Hills. The box room is ideal as a nursery, study, or dressing room. This floor is completed by a modern family bathroom, with both the en-suite and family bathroom also benefiting from underfloor heating.

Externally, the large south-facing rear garden offers a peaceful and private outdoor retreat with the composite decking creating a wonderful sun trap, perfect for relaxing or entertaining.  A substantial, fully insulated outbuilding provides excellent flexibility, ideal for use as a home office, gym, or hobby space, in addition to a separate garden shed. To the front, a spacious driveway provides ample off-street parking and is complemented by a double garage with underfloor heating, while the grounds are fully enclosed for privacy and security.

Accommodation Comprises

Ground Floor:- Living Room, Dining Room, Kitchen, Utility & WC

First Floor:- Principal Bedroom with En-Suite, Three Double Bedrooms, Box Room & Family Bathroom

Outside:- Large Garden, Outbuilding, Shed, Double Garage & Driveway

Distances

Reston Train Station 3 miles, Berwick Train Station 8 miles, Belhaven School 22 miles, Longridge Tower School 11 miles, Duns 12 miles, Kelso 24 miles, Melrose 35 miles, Edinburgh City Centre 49 miles, Newcastle 73 miles. (All distances are approximate)

General Remarks

What3words ///widely.tripods.receive

Tenure

Freehold

Council Tax

Band F

Energy Efficiency Rating

Band C (Rated: 75)

Local Authority

Scottish Borders Council

Fixtures and Fittings

All fitted flooring and integrated appliances form part of the sale.

Services

Oil Central Heating.

Mains Water & Drainage.

Super fast broadband.

Listing & Conservation

Ligna House is not listed nor in a conservation area.

Disclaimer

Important Notice
These particulars are for information only and do not constitute an offer or contract. No statement by Paton & Co or any joint agent (written or verbal) constitutes a representation or warranty. Neither the seller nor agents accept liability for any error, omission or misstatement, and such shall not entitle any party to rescind, claim compensation or bring action.
The property is sold as seen with all faults and subject to all rights, burdens, servitudes and wayleaves. Measurements, plans and photographs are approximate and for guidance only. Planning, building regulations and other consents, and all services, have not been verified or tested. Purchasers must satisfy themselves by inspection and professional advice. No liability is accepted for costs incurred if a property is sold or withdrawn.
Successful purchasers must complete AML and proof of funds checks (£25 + VAT per person). See