3 bed semi-detached house for sale

Horsemarket, Kelso TD5

Three bedroom maisonette with tea room/ restaurant


- Three-bedroom self-contained maisonette

- Restaurant in Turn Key Condition

- Maisonette recently refurbished

- Owner occupation or investment potential

- Potential rental / holiday-let income

- c. 910 sq ft maisonette

- c. 670 sq ft café/ Restaurant

- Front courtyard with approximately 30 covers

- Rear courtyard and delivery access

- Commercial kitchen

- Absolute Ownership (Freehold) Central Kelso location
Location


On The Square occupies an attractive and highly accessible central position, discreetly set back from Horsemarket, just east of Kelso's historic Market Square and principal town centre.

Horsemarket provides a vibrant mix of independent retailers, professional services, cafés and food and beverage businesses, with residential accommodation increasingly established at upper levels. Nearby occupiers include T J Jones, Chest Heart and Stroke, A Hume Country Clothing, Pitman Computers, Eptas Art and The Black Swan Hotel.

Kelso is one of the Scottish Borders' most attractive and sought-after market towns, benefiting from an affluent local catchment and a strong independent retail and hospitality sector. The historic town centre is centred around the impressive cobbled Market Square, providing an excellent range of shops, cafés, restaurants and professional services.

The town serves an extensive rural hinterland and benefits from a strong visitor and tourism economy, attracted by its historic character, surrounding countryside and numerous leisure and cultural attractions. Kelso enjoys an attractive riverside setting. It is well placed for access throughout the Scottish Borders and to the wider central Scotland area.

Kelso is approximately 40 miles south of Edinburgh and 20 miles east of Galashiels, with good road connections to the surrounding Borders towns and Edinburgh.
Description


A substantial and versatile two-storey plus attic level period property providing a spacious three-bedroom residence together with an attractive ground-floor tea room/restaurant, commercial kitchen and enclosed front and rear courtyards.

On The Square is an attractive semi-detached traditional stone-built property, understood to date from the mid to late nineteenth century, occupying a discreet position just off Horsemarket in the heart of Kelso.

The property retains considerable period character externally, with painted rendered stone elevations, pitched slate-covered roofs and traditional timber-framed casement windows. The accommodation extends over two principal floors with additional attic accommodation and provides a particularly flexible combination of comfortable residential accommodation and an established commercial hospitality space.

The upper floors have been upgraded in relatively recent years and provide a generously proportioned three-bedroom maisonette, offering an excellent opportunity for owner occupation, holiday letting or longer-term residential use, subject to any necessary consents.

The ground floor provides a well-appointed tea room/restaurant with commercial kitchen, making the property particularly attractive to purchasers seeking a lifestyle business, owner-occupier opportunity or a property capable of combining residential and commercial use.

A particularly appealing feature is the paved front courtyard, which provides external seating for approximately 30 covers and creates an excellent alfresco dining area immediately adjoining the tea room. To the rear is a further enclosed courtyard with a useful lean-to store, incorporating doors to either end and providing convenient delivery and servicing access. There is also a detached block-built store to the rear.

The ground-floor tea room is well presented, with seating for approximately 24 covers within the main dining area, a timber-panelled service counter and double doors opening directly onto the front courtyard. The commercial kitchen is fitted with stainless steel preparation and storage units together with a six-burner gas cooker and stainless steel extraction hood. Two WC facilities are provided, including one designed to an accessible standard.

The residential accommodation is accessed independently via an external steel stair and landing and has been upgraded within relatively recent times. The accommodation benefits from plasterboard-lined walls and ceilings with plaster finishes and modernised kitchen and bathroom facilities.

Overall, On The Square represents a versatile town-centre property combining a spacious three-bedroom residence with a ready-to-use tea room/restaurant, commercial kitchen and attractive front and rear courtyards. Presented in turn-key condition, it offers an excellent opportunity for residential, hospitality or owner-occupier use.
Accommodation


Tea Room / Restaurant: Ground Floor:

Entrance lobby

Inner hall

Well-proportioned dining/tea room seating c. 24 covers

Service counter/servery

Commercial kitchen

Two WC facilities, including accessible WC Rear

Access to stores and servicing area

Residential Maisonette: First Floor

External steel stair and landing

Entrance lobby

Inner hall

Kitchen

Spacious living room

Bedroom

Bathroom/WC

Second Floor

Landing

Two further bedrooms
WC


Outside

The property benefits from two enclosed courtyard areas which add considerably to its appeal. The paved front courtyard provides seating for approximately 30 covers, creating an attractive alfresco dining area and an extension to the ground-floor tea room/restaurant.

The rear courtyard is enclosed and incorporates a useful lean-to store with access doors at either end, providing practical delivery and servicing access. A further detached block-built store is located to the rear.
Energy performance certificate


G117
Value added tax


Any prices are exclusive of VAT. The subjects are not understood to be elected to VAT.

Areas The property has been measured in accordance with the RICS code of measuring practice (latest edition) to the following approximate Gross Internal areas:

Coffee Shop (NIA) 62.28 sq m / 670 sq ft

Coffee Shop (itza) 53.97 sq m / 581 sq ft

Maisonette (gia ) 84.61 sq m / 910 sq ft

E & oe measurements taken with a laser measure.
Rateable value/ council tax


£8,100 effective from 01-April-2026.

Small Business Rates Relief Scheme (sbrr) currently provides 100% rates relief for occupiers with a combined rateable value of £12,000 or less based on the total of all their business premises within Scotland, subject to application and eligibility.

Maisonette Assessed to Band B
Services


All mains services are connected. A gas fired boiler provides central heating via radiators together with hot water. Hot water is supplemented by a hot water cylinder within a cupboard off the coffee shop.
Tenure


Presumed Absolute Ownership following the Abolition of Feudal Tenure etc (Scotland) Act 2000. This should be confirmed by your solicitor.
Viewing


By appointment with the sole agents.

Edwin Thompson, Chartered Surveyors

76 Overhaugh Street

Galashiels

TD1 1DP

Tel. E-mail:
Important notice


Edwin Thompson for themselves and for the Vendor of this property, whose Agents they are, give notice that:

1. The particulars are set out as a general outline only for the guidance of intending purchasers and do not constitute, nor constitute part of, any offer or contract.

2. All descriptions, dimensions, plans, reference to condition and necessary conditions for use and occupation and other details are given in good faith and are believed to be correct, but any intending purchasers should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to their correctness.

3. No person in the employment of Edwin Thompson has any authority to make or give any representation or warranty whatsoever in relation to this property or these particulars, nor to enter into any contract relating to the property on behalf of the Agents, nor into any contract on behalf of the Vendor.

4. No responsibility can be accepted for loss or expense incurred in viewing the property or in any other way in the event of the property being sold or withdrawn.

5. Edwin Thompson is the generic trading name for Edwin Thompson Property Services Limited, a Limited Company registered in England and Wales (no.07428207) Registered office:28 St John’s Street, Keswick, Cumbria, CA12 5AF

Building Safety

Conservation area. No issues

Mobile Signal

Good

Existing Planning Permission

1a Ground floor; residential upper floors

Coalfield Or Mining

Outwith