12 Dovecot Lade, Peebles, EH45 8HR

A wonderful one-bedroom ground-floor main-door flat occupying a central yet peaceful position, just a short stroll from the bustling amenities of the picturesque Borders town of Peebles.

Built in the 1990’s and well-presented in neutral tones throughout, this spacious property offers comfortable accommodation extending to approximately 505 square feet, all arranged conveniently over a single level.

The layout has been thoughtfully designed with well-proportioned rooms that create a bright and inviting atmosphere throughout.

With a superb range of amenities just a short walk away, together with beautiful parks and scenic riverside walks close by, this property enjoys an enviable setting.

Early viewing is highly recommended to fully appreciate all that it has to offer.

Accessed via the side of the property, the accommodation opens into a welcoming inner hallway, which benefits from two excellent and generously proportioned storage cupboards.

With a large front-facing window overlooking Dovecot Lade, the sitting room is generously proportioned, offering ample space for both lounge and dining arrangements.

This versatile and inviting room provides the perfect setting for both relaxing and entertaining.

Semi-open to the sitting area, the kitchen is fitted with a range of timeless wall and base units, complemented by contrasting worktops and incorporating a stainless steel sink positioned beneath a front-facing window.

Integrated appliances include an electric oven and hob, and an extractor hood, with space and plumbing for a washing machine and space for a fridge freezer.

The bedroom enjoys a front-facing window and is well proportioned, benefitting from a large built-in wardrobe as well as fitted chest of drawers, while still offering ample space for additional freestanding furniture if required.

Completing the accommodation is the modern shower room, fitted with a WC, wash hand basin, and a large walk-in shower enclosure.

Externally, adjacent to the front door, there is a useful external store providing additional storage space.

While the property does not benefit from private garden grounds, it is ideally placed to take full advantage of Peebles’ excellent selection of parks, riverside walks, and outdoor pursuits.

Ample resident and visitor parking is available nearby. 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. Timber double glazed windows. FTTP broadband connection available.

Council Tax and Local Authority: For Council Tax purposes this property has been assessed as band category A. Amount payable for year 2026/2027 - £1,513.89.

The local authority is Scottish Borders Council, Council Headquarters, Newtown St Boswells, Melrose, TD6 0SA Tel: . Viewing: 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 (74) with potential C (74).

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: All offers must be submitted to the Selling Agents in Scottish legal form, either by email to or in writing to JBM Estate Agents, 10 Northgate, Peebles, EH45 8RS.

The seller reserves the absolute discretion to accept or reject any offer received and is under no obligation to accept the highest or any offer.

By law, all offers received will be intimated to the seller as soon as reasonably possible until formal conclusion of missives has taken place, unless the seller has provided specific written instructions not to pass on certain offers.

Notwithstanding the receipt of an acceptable written offer, until missives are concluded, the seller and the Selling Agents reserve the right to continue marketing or re-market the property and to resume or conduct further viewings, particularly in the event of any delay by the purchaser in progressing the transaction.

The purchaser or their solicitor will be notified in writing should the seller subsequently decide to place the property back on the market.

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: JBM Estate Agents is a regulated estate agency business and is subject to the Money Laundering Regulations 2017, the Criminal Finances Act 2017, the Proceeds of Crime Act 2002 (POCA), the Economic Crime (Transparency and Enforcement) Act 2022, and other relevant legislation.

We are required to comply with the guidelines set out by the regulator for the estate agency sector, HM Revenue & Customs (HMRC).

In accordance with these requirements, we are legally obliged to carry out identity and source-of-funds checks on all property buyers.

These checks are completed through an independent third-party verification provider and must be successfully concluded before an offer can be formally accepted or a property marked as “under offer.” All buyers are required to complete third-party AML verification, for which a non-refundable fee of £20 plus VAT (£24 in total) per individual applies.

All information is handled securely and in accordance with current data protection legislation.

JBM Estate Agents is registered for AML supervision with HMRC under registration number XBML , and we are legally required to report any evidence or suspicion of money laundering to the relevant authorities without notification.

Sitting Room/Dining Room   18' 10'' x 10' 9'' (5.74m x 3.28m) Kitchen   7' 10'' x 6' 0'' (2.39m x 1.83m) Bedroom   13' 0'' x 9' 8'' (3.96m x 2.95m)