2 bed flat for sale

11 George Place, Peebles EH45

Nestled in the picturesque Borders town of Peebles, a fantastic two-bedroom first-floor flat set within a well-established residential area, just a short stroll from the vibrant and well-regarded High Street. Beautifully presented with fresh neutral décor and new flooring throughout, this charming property, dating back to the 1930’s, offers 697 square feet of comfortable accommodation complemented by a generous private garden. Boasting a central location close to an excellent range of amenities, including shops, bars, restaurants, and inviting coffee shops, further enhanced by nearby parks, picturesque riverside walks, and cycle paths, this flat is certain to appeal to a wide variety of buyers. Early viewing comes highly recommended.

Accessed via a private main entrance at ground level to the side of the property, the accommodation opens into a welcoming cloak area, with a staircase rising to the first-floor landing with useful storage cleverly incorporated beneath. Positioned at the front, the sitting room boasts a spacious and inviting ambiance, enhanced by a large window bathing the space in natural light and a centrally positioned feature electric fire. Accessed from the sitting room, the kitchen features a range of timeless wall and base units, complemented by contrasting worktops with matching splashback. Integrated appliances include an electric oven and gas hob, with designated space and provisions for a washing machine and fridge freezer. The property boasts two bedrooms, including a well-proportioned principal bedroom with a front-facing window that fills the room with natural light, and a double bedroom quietly positioned to the rear. Completing the accommodation, the bathroom room is positioned to the rear featuring an opaque window for privacy, and includes a WC, wash hand basin, and a panelled bath with shower over.

Externally; the property benefits from a generous private garden area to the rear. Predominantly laid to lawn and arranged over tiers, the garden is enhanced by areas of mature shrubbery and includes a timber shed providing useful storage. Enclosed by stone walling and timber fencing, this versatile outdoor space offers excellent potential to be shaped to individual taste, with ample room for features such as a vegetable patch, flower beds, or a patio area ideal for alfresco moments during the warmer months.

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. New UPVC Double glazed windows (fitted within the last three-years). FTTP broadband Connection available.

Conservation Area and Listed Building:

The property is not located in Peebles Town Conservation Area. The property is not Listed.

Items to be Included:

All fitted floor coverings, light fittings throughout the property, and integrated kitchen appliances will be included in the sale.

Council Tax and Local Authority:

For Council Tax purposes this property has been assessed as band category B, with an annual charge of £1,627.20 payable for the year 2025/2026. 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 (75) with potential C (75).

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 (14' 3'' x 13' 7'' (4.34m x 4.14m))

Kitchen (9' 0'' x 8' 3'' (2.74m x 2.51m))

Bedroom 1 (13' 6'' x 10' 5'' (4.11m x 3.17m))

Bedroom 2 (8' 6'' x 7' 0'' (2.59m x 2.13m))