The Coach House, Glenormiston, Innerleithen, Peebles, Scottish Borders, EH44 6RD









The Coach House is a beautiful, well presented 5-bedroom family home set in the heart of the stunning Tweed Valley. The property is in excellent condition inside and out, extends to about 360m2/3864 ft2 and offers around 2.75 acres of attractive and mature garden grounds. Situated over two principal floors the property offers three public rooms including a wonderful open plan family space which is very much the heart of the home and includes a Cuccina fitted kitchen under a central walnut countertop. The kitchen also offers a range of integrated Siemen’s appliances and a large adjoining walk-in pantry. The entire ground floor offers under floor heating throughout under a stunning Brazilian grey slate tile while the 1st floor offers traditional radiators for convenience. The stunning master bedroom has beautiful views over front garden, a bank of fitted wardrobes and a spectacular en-suite bath and shower room which again makes the most of the views to the rear. The gallery landing which overlooks the open plan kitchen / family room on the ground floor is certainly consider an additional public space in its own right and is currently used as a music room. The gallery gives access to the 3 further double bedrooms and the family bathroom on the 1st floor. The Coach House offers significant amenity space within which includes a large boot room, ideal for pets, a utility room, downstairs shower room, a significant garage/workshop area accessed off the boot room and a home office / 5th bedroom. The Coach House has superb views over the Tweed Valley from the garden and most of the house, and significant parking for numerous vehicles. The property offers huge potential for anyone looking for additional income or a separate granny flat as the ground floor westerly wing could easily be converted.


Accommodation Comprises


Ground Floor

Open Plan Kitchen/Dining/Family Room, Sitting Room, Sunroom, Bedroom 5/Home Office, Boot Room, Utility Room, Wet Room, Shower Room,

Integral Double Garage/Workshop.

First Floor

Master Bedroom Suite, Guest Bedroom (En-Suite Bathroom), 2 x Further Double Bedrooms, Family Bathroom.

Garden Grounds

Stunning Garden Grounds of about 2.73 Acres, Orchard Garden, Cobbled Courtyard, Ample Parking, Wood Store.


Peebles 5 miles, Innerleithen 2 miles, Edinburgh City Centre 27 miles, Edinburgh Airport 31 miles, Melrose 18 miles.

(All distances are approximate).

Area Insights

The Coach House is a particularly lovely family home set in the heart of the Tweed Valley which offers some of the most varied and beautiful countryside in the UK. Positioned 27 miles south of Edinburgh and only 5 miles east of Peebles, The Coach house is in a very private position on the edge of a small hamlet of about 15 other properties. The hills behind The Coach House offer miles of mountain biking and dog walking opportunities, otherwise Glentress Mountain Biking Centre is only a few miles up the A72 towards Peebles.

Innerleithen, which is only a couple of miles east of The Coach House and within walking distance, offers all the everyday supplies and amenities you would expect from a thriving Borders town. Peebles, which is 5 miles in the other direction has more mainstream amenities and although there are two national supermarkets in Peebles, there are some truly fantastic local suppliers such as Cocoa Black Chocolatiers, Villeneuve Wines, Forsyths of Peebles Butcher, The Fat Batard Bakery and Coltman’s Kitchen & Deli that would love your support. There is a list of useful links below that might be of interest. Peebles also offers several medical practices, dentists, a library, art galleries and a museum. Schooling is well regarded in the immediate area with Primary education available in Innerleithen and Peebles. The High School in Peebles is also very well regarded. Private schooling is available in Edinburgh and George Watson’s offer a bus service which stops at the bottom of the lane.

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, arguably the most famous salmon river in the world. In general, 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.

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.

The Coach House, Glenormiston, Innerleithen.jpg


General Remarks



(Please download the application “what3words” for the exact location)

Useful Links

Scottish Borders - https://www.scotborders.gov.uk

Cringletie Hotel - https://www.cringletie.com

Eddleston Primary School - https://www.eddlestonprimary.co.uk

Peebles High School - http://peebleshighschool.org.uk

George Watson’s College - https://www.gwc.org.uk

Pentland Hill Regional Park - https://www.pentlandhills.org

Peebles Hydro - https://www.peebleshydro.co.uk

Glentress Mountain Biking - https://forestryandland.gov.scot/visit/forest-parks/tweed-valley-forest-park/glentress

Kailzie Equestrain Ltd - http://www.kailzieequestriancentre.com

Beltane Week - https://returntotheridings.co.uk/peebles-beltane-week

Neidpath Castle - https://www.neidpathcastle.com

Kailzie Gardens - https://www.kailziegardens.com

Dawyck Botanic Gardens - https://www.rbge.org.uk/visit/dawyck-botanic-garden

Peebles Golf Course - https://www.peeblesgolfclub.com

Hub on the High Street - https://thehubinnerleithen.com

Saffron Restaurant - https://saffronauthenticindianrestaurant.co.uk/#top

Cocoa Black Chocolatier - https://www.cocoablack.com

The Fat Batard Bakery - https://www.facebook.com/thefatbatard

Villeneuve Wines - http://www.villeneuvewines.com

OSSO Café & Restaurant - https://www.ossorestaurant.com

The Crown Hotel - https://www.the-crown-hotel.com

Coltman’s Kitchen & Deli - https://www.coltmans.co.uk

Forsyth’s of Peebles - https://forsythsofpeebles.com

Straiton Park & Ride - https://www.edinburgh.gov.uk/straiton



Fixtures and Fittings

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

Listing and Conservation

The Coach House is not listed, nor in a conservation area.


  • Electric under floor heating to the ground floor.

  • Supplementary oil-fired central heating to the 1st floor.

  • Wood burning stoves, including an Esse which provides additional hot water.

  • Main’s electricity

  • Private water.

  • Private drainage to septic.

  • Broadband services are available.


Council Tax

Band G

Energy Efficiency Rating

Band C (Rating 73)

Local Authority

Scottish Borders

Telephone: 0300 100 1800

Internet Web Site

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













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.


1.            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.

2.         The Purchaser(s) shall be deemed to acknowledge that he/she has not entered into contact 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.

3.            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:

1.            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.

2.            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.

3.            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.

4.            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.

5.            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.

6.            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.

7.            Photographs taken in September 2021. Particulars prepared in September 2021.