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Rosebank, Greenside, Peebles, Scottish Borders, EH45 8JA

3
BED

2
PUBLIC

3
BATH

2,191
SQFT

Rosebank is an elegant and immaculately finished 3 bedroom, 2 reception room house in a highly desirable part of Peebles. Situated with an enviable view of Eddleston Water as it flows gently to meet the River Tweed the property enjoys both the peace and tranquillity of a country river view setting and the convenience of local amenities being within easy walking distance. Rosebank has been lovingly refurbished by the current owners to create a living space of both exceptional beauty and functionality, while maintaining all the charm and character of a traditional Peeblesshire home.


On entering the property visitors will notice the perfectly maintained stone walls, colourful gardens and original floor tiling and windows. On entry through the hallway the property flows into the first reception room with original fireplace and a delightful bay window overlooking the front gardens. This space takes you through to the back of the property into the modern and beautifully detailed kitchen dining area and on into the utility space, through to a well-equipped courtyard to the back, or out the side of the property to the charming wrap around gardens and boiler shed. There are also two beautiful front rooms downstairs, used as a second reception/sitting room with multifuel burner and the other a 3rd bedroom with modern en-suite shower room. There is also plenty of under stair storage and a guest WC.


Up to the first floor, the spacious Master Suite offers large dressing room/study with en-suite bathroom which opens into the large Master Bedroom. There is also a 2nd double bedroom, a bright and spacious family shower room, upstairs storage, and endless river views.


The finish of this property, both inside and out, must really be seen to be appreciated.

 
 

Accommodation Comprises

 

Ground Floor

Hallway, 3rd Double bedroom with en-suite, WC, Reception room, Sitting room, Kitchen Dining room, Utility area, Boiler shed.

First Floor

Master suite with large double bedroom, dressing room/study and en-suite bathroom, 2nd double bedroom, family shower room, storage cupboards.
Garden Grounds
Stunningly maintained wrap around garden with front flower beds, seating area to the side and to the rear.

Distances

Peebles High Street (Burgh Hall) 0.3 miles, Cardrona Golf & Country Club 4 miles, Innerleithen 7.2 miles, Edinburgh City Centre 24 miles, Edinburgh Airport 27.3 miles, Galashiels 18.7 miles, Melrose 23 miles.
(All distances are approximate).

 

Area Insights

Rosebank is a very special property set in the heart of the Tweed Valley in one of the prettiest and most sought-after towns in the Scottish Borders. Peeblesshire offers some of the most varied and beautiful countryside in the UK. Peebles is perfectly positioned immediately south of Edinburgh and West of the Berwickshire Coast. Rosebank is perched up on the banks of Eddleston Water at the end of a quiet street in the heart of town. Just moments from the town’s famous chocolate shop and Café Cocoa Black, the location offers a mix of privacy and vibrant town life. The local Swimming Pool is located on the other side of the water, and from there Peebles offers endless green open spaces and riverbank walks for walkers and dog lovers. The local High Street is alive with charming and unique shops, cafés and restaurants, the popular Coltman’s Café is just a few minutes away offering delicious meals or a coffee and cake on a lazy afternoon. The High Street also offers a local fish monger and the ever-popular Forsyth’s butcher and baker, all produce is local and wonderfully fresh. A little further along you will find a fabulous range at Villeneuve Wines. Peebles also has a local Tesco and Sainsbury’s and plenty of outdoor and hardware shops in and around the centre of town.


The hills between Peebles and nearby Innerleithen offer miles of biking and dog walking opportunities, with Glentress Mountain Biking Centre only a few miles up the A72. Innerleithen is known countrywide for its extensive mountain biking trails and offers the amenities and shops you would expect from an extreme sports driven town. The area around Peebles has many attractions to explore like the medieval stronghold of Neidpath Castle, Traquair House or the gardens of Kailzie or Dawyck. The area offers some fantastic sporting pursuits including cycling, bowls, curling, golf, hill walking and fishing on the River Tweed, and arguably the most famous salmon river in the world. The Borders offers excellent riding facilities with Kailzie Equestrian offering livery and excellent hacking opportunities. There are also several local point-to-point fixtures, hunt meets and the annual Peebles Beltane Week.


Along with great Medical and Dental practices, Peebles also offers highly regarded Schools, Public Transport, a library, museum, and art galleries.
The A703 which links Peebles to Edinburgh offers swift and easy access up to the Capital and for those not wanting to negotiate the Edinburgh traffic there is a handy park and ride facility at Straiton. Edinburgh Airport is very easily accessed around the Edinburgh by-pass.

 
 

General Remarks

 

Tenure
Freehold

Fixtures & Fittings
All fitted carpets, some curtains, blinds, some light fittings, and all integrated appliances form part of the sale.

Listing & Conservation
Rosebank is not listed, however it does fall within the Peebles Old Town conservation area.

Services
• Electric under floor in downstairs bathroom.
• Gas-fired central heating.
• Supplementary multi fuel burner on Ground Floor
• Main’s electricity
• Scottish water supplied
• Broadband services are available.

 

Council Tax

Band F

 

Energy Efficiency Rating

Band E (Rating 52)

Internet Web Site

This property and other properties offered by Paton & Co can be viewed on the following websites:

www.patonandco.com

www.rightmove.co.uk

www.zoopla.co.uk

www.onthemarket.com

www.primelocation.com

www.s1homes.com

 
 

Compliance

Proof and Source of Funds / Anti Money Laundering Under the HMRC Anti Money Laundering legislation, all offers to purchase a property on a cash basis or subject to mortgage require evidence of source of funds. This may include evidence of bank statements/funding source, mortgage or confirmation from a solicitor the purchaser has the funds to conclude the transaction. All individuals involved in the transaction are required to produce proof of identity and proof of address. This is acceptable either as original or certified documents.

Misrepresentations

The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Paton & Co, the selling agent, are responsible for such faults and defects, nor for any statement contained in the particulars of the property prepared by the said agent.

The Purchaser(s) shall be deemed to acknowledge that he/she has not entered into contract in reliance on the said statements, that he/she has satisfied themself as to the content of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the seller or the said agents in relation to or in connection with the property.

Any error, omission or mis-statement in any of the said statements shall not entitle the purchaser(s) to rescind or to be discharged from this contract, nor entitle either party to compensation or damages nor in any circumstances to give either party any cause for action.

Important Notice

Paton & Co, their clients and any joint agents give notice that:

They are not authorised to make or give any representations or warranties in relation to the property either in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.

Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive and it should not be assumed that the property remains as photographed. Any error, omission or misstatement shall not annul the sale, or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Paton & Co have not tested any services, equipment, or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.

All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn.

The property is sold subject to and with the benefit of all servitude rights, burdens, reservations, and wayleaves including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes whether contained in the title deeds or informally constituted and whether or not referred to above.

These particulars and plan are believed to be correct, but they are in no way guaranteed. Any error, omission or misstatement shall not annul the sale or entitle any party to compensation nor in any circumstances give grounds for action at law.

Paton & Co UK Ltd does not accept responsibility for any expenses incurred by prospective purchasers in inspecting properties which have been sold, let or withdrawn.

Particulars prepared in June 2022. Photos taken June 2022.