2 bed flat for sale

Melrose Cottage, 1 Old Church Road, Peebles EH45

Nestled in the heart of the picturesque Borders town of Peebles, an extremely attractive two-bedroom ground floor flat with private garden, located just a short stroll from the vibrant High Street. Originally constructed in around 1870 and known as 'Melrose Cottage', this charming property forms part of a beautifully crafted, traditional stone-built house. Thoughtfully converted into two separate dwellings, it offers 895 square feet of comfortable, well-appointed accommodation, including a fabulous open plan living, dining, and kitchen area that seamlessly blends original character with contemporary living. Just moments from an excellent array of shops, restaurants, bars, coffee houses and charming riverside walks, this delightful property offers broad appeal and is sure to captivate a wide range of buyers. Early viewing is highly recommended to fully appreciate all that this wonderful home has to offer.

With a welcoming approach through the private garden, the internal layout begins with an inviting entrance hallway, providing access to all accommodation. A fabulous open-plan sitting, dining, and kitchen area, beautifully enhanced by dual-aspect windows to the front and rear, offers lovely views of the front garden and the open green space beyond. The generously proportioned sitting area features a charming wood-burning stove set on a stone hearth, an eye-catching focal point that brings warmth, character, and a touch of rustic elegance to the space. The stylish kitchen features a superb range of timeless wall and base units, beautifully complemented by contrasting worktops and a stylish ceramic sink. Integrated appliances include an electric oven and hob, microwave, dishwasher, and fridge freezer. Designed with both elegance and practicality in mind, the space also offers ample room for a dining table and chairs, perfect for everyday meals, relaxed gatherings, and entertaining family and friends. There are two well-proportioned bedrooms, one located at the front and the other at the rear of the property. The front-facing bedroom is generously sized, features built-in wardrobes, and enjoys pleasant views over the green beyond. The rear bedroom is bathed in natural light from a large window and offers a peaceful, leafy outlook. Completing the accommodation is a generously sized, fully updated shower room, with a stylish and contemporary finish. It features a large walk-in shower enclosure, a vanity wash hand basin with built-in storage, and a WC, combining practicality with modern comfort.

Externally, The property benefits from private garden space to both the front and rear. The front garden, enclosed by original masonry walls and metal railings, has been thoughtfully designed for low maintenance, laid with decorative chipped stone and featuring a useful timber storage shed and log store. To the rear is a compact, secluded area that provides additional storage and space for a small bistro table and chairs, perfect for enjoying relaxed alfresco moments during the summer months. On-street parking is available directly in 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. Gas central heating. UPVC double glazed windows. FTTP broadband connection available.

Conservation Area and Listed Building:

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

Items to be Included:

All fitted floor coverings, light fittings, blinds, the washing machine, 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 C. Amount payable for the financial year 2025/2026 - £1,859.65. 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 (72) with potential C (76).

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.

Sitting Room (16' 8'' x 12' 6'' (5.08m x 3.81m))

Kitchen (10' 10'' x 9' 8'' (3.30m x 2.95m))

Bedroom 1 (12' 4'' x 11' 2'' (3.76m x 3.40m))

Bedroom 2 (10' 2'' x 8' 0'' (3.10m x 2.44m))