1a Clouds, Duns, TD11 3BB

Occupying a peaceful position close to the heart of Duns, 1A Clouds is a substantial and highly adaptable family home offering an exceptional balance of character and modern living.

Extending over three well-planned levels, the property provides generous accommodation throughout, complemented by excellent parking, a private courtyard garden and a versatile double garage.

Charming barn-style doors feature throughout much of the home, enhancing its character. The accommodation has been thoughtfully configured to suit modern family life.

Of particular note is the impressive lower ground floor, which has been transformed into a sociable open-plan living space incorporating the kitchen, dining area and sitting room.

A wood-burning stove creates a warm focal point, while the layout lends itself perfectly to both everyday living and entertaining. A useful WC completes this level.

The upper floors provide five well-proportioned bedrooms, offering flexibility for growing families, guest accommodation or home-working requirements.

A second sitting room, complete with a further wood-burning stove, provides an attractive retreat, while a family bathroom has been finished to a high contemporary standard.

A timber slatted drying rack suspended over the stairwell makes excellent use of the generous ceiling height on the second floor. Externally, the property continues to impress.

To the rear, an attractive courtyard garden offers a private and low-maintenance outdoor space, ideal for relaxing or outdoor dining.

A linked detached garage block provides parking for two vehicles and is topped by a generous studio/office space, offering excellent flexibility for home working, creative pursuits, a gym or hobby room.

Well separated from the main house, it provides a peaceful and practical workspace while remaining easily accessible from the property.

Combining generous accommodation, characterful features and versatile living space, 1A Clouds represents a rare opportunity within one of the Scottish Borders' most desirable market towns.

Accommodation Comprises Ground Floor: Living/Dining Area, Kitchen, Pantry, WC First Floor: Family Bathroom, Sitting Room, Principal Bedroom, Bedroom 2, Utility, Store Second Floor: Bedroom 3,4 & 5, Store Garden & Grounds: Patio, Double Garage, Three Log Stores, Studio/Office, Driveway Distances Berwick-upon-Tweed Train Station 15 miles, Reston Train Station 11 miles, Dunbar 22 miles, Coldstream 10 miles, Kelso 16 miles Edinburgh Airport 54 miles, Haddington 24 miles.

(distances are approximate).

General Remarks What3words: ///reforming.landscape.request Tenure Freehold Council Tax Band B Energy Efficiency Rating EPC Rating: D (67) Local Authority Scottish Borders Council Services Mains Gas Central Heating Electric Wifi-Linked Heating Standard Drainage Mains Water Fibre to the Cabinet Wood burning stoves in both living rooms Fixtures and Fittings All fitted carpets, curtain poles, blinds, light fittings and integrated appliances form part of the sale.

Listing and Conservation 1A Clouds is listed and in a conservation area.

EPC Rating: D Location 1A Clouds enjoys a peaceful yet highly convenient position within easy reach of the centre of Duns, a thriving Berwickshire market town with a strong sense of community and an excellent range of everyday amenities.

The town provides independent shops, cafés, restaurants, a supermarket and well-regarded primary and secondary schooling.

Surrounded by the rolling landscapes of the Scottish Borders, the property is ideally placed for those who enjoy the outdoors, with scenic walking routes, cycling trails and beautiful countryside all close at hand.

Nearby villages including Cranshaws, Longformacus and Abbey St Bathans offer further opportunities to explore the area's rich history and unspoilt natural beauty.

The historic town of Berwick-upon-Tweed lies approximately 15 miles to the east and offers a wider range of shopping, leisure and cultural facilities, including the renowned Maltings Theatre and Arts Centre.

Berwick's mainline railway station provides regular services to Edinburgh, Newcastle and London, making the area particularly attractive for commuters and those requiring excellent transport connections.

The wider Borders region offers an abundance of attractions, from the historic abbey towns of Kelso, Melrose and Jedburgh to a wealth of castles, country houses and sporting pursuits.

The spectacular Berwickshire coastline is also within easy reach, with picturesque fishing villages, sandy beaches and the renowned Berwickshire Coastal Path linking destinations such as Coldingham, Eyemouth and St Abbs.

Opportunities for sailing, diving, birdwatching and golf are all readily available, with a number of highly regarded courses nearby.

Combining the tranquillity of country living with excellent connectivity and access to a wealth of recreational opportunities, this location offers the very best of the Scottish Borders lifestyle.

Disclaimer Important Notice These particulars are for information only and do not constitute an offer or contract.

No statement by Paton & Co or any joint agent (written or verbal) constitutes a representation or warranty.

Neither the seller nor agents accept liability for any error, omission or misstatement, and such shall not entitle any party to rescind, claim compensation or bring action.

The property is sold as seen with all faults and subject to all rights, burdens, servitudes and wayleaves. Measurements, plans and photographs are approximate and for guidance only.

Planning, building regulations and other consents, and all services, have not been verified or tested. Purchasers must satisfy themselves by inspection and professional advice.

No liability is accepted for costs incurred if a property is sold or withdrawn. Successful purchasers must complete aml and proof of funds checks (£25 + VAT per person). See .