2 bed cottage for sale

Len Cottage, Venlaw Road, Peebles EH45

Len Cottage is a charming two-bedroom traditional stone semi-detached house featuring a private front garden enjoying a tucked away setting yet positioned in the heart of the picturesque Borders town of Peebles. Dating back to the late 1800’s, this quintessential cottage exudes charm and character, offering 673 sq. Ft. Of carefully arranged accommodation across two levels. With an excellent array of local amenities, parks, woodland and riverside walks on its doorstep, Len Cottage perfectly combines peaceful tranquillity with a central location, making it an ideal purchase for first-time buyers, downsizers, or those seeking a cosy Borders retreat. Early viewing of this delightful property is highly recommended to fully appreciate its charm and appeal.

Approached through the private garden, the cottage opens into a welcoming hallway. The sitting room, with a window to the front, provides a relaxing space, featuring a charming fireplace and a staircase leading to the upper level, where a skylight window floods the area with natural light. Across the hallway, the kitchen is fitted with a range of wall and base units complemented by contrasting worktop surfaces and a tiled splashback. Integrated appliances include an electric oven, gas hob, and undercounter fridge, with space and services for a washing machine, and dishwasher. A window to the front overlooks the private garden, filling the space with natural light, while providing space for a small table and chairs, perfect for casual dining or morning coffee. Accessed via a rear hallway with two handy storage cupboards, the first bedroom is a comfortable and light-filled space, enhanced by a skylight window. The second bedroom, a charming attic conversion accessed from the sitting room staircase, offers a quirky and generously proportioned area. Despite some restricted head height, it provides a versatile space full of character and potential, and could equally serve as a home office, or creative retreat. Completing the accommodation is the centrally located shower room, accessed from the entrance hallway. It comprises a WC, wash hand basin, and a separate shower enclosure, providing a practical and well-appointed space.

Externally, the property benefits from an enchanting private front garden, thoughtfully planted with a variety of mature shrubs and greenery. This charming outdoor space is perfect for enjoying a sunny afternoon with a good book and an aperitif, or for a relaxed alfresco morning coffee. A brick-built outdoor store provides useful storage, and the garden is fully enclosed by a combination of stone walling and timber fencing. Parking is available to the front of the property, or alternatively in the nearby Edinburgh Road Car Park, free of charge from Sunday to Friday.

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. UPVC double glazed windows, and metal single glazed windows. FTTP broadband connection available.

Conservation Area and Listed Building:

The property is located within the Peebles Town Conservation area. The property is not listed.

Items to be Included:

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

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 E (53) with potential D (66).

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 Compliance:

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 (16' 5'' x 9' 10'' (5.00m x 3.00m))

Kitchen (9' 8'' x 9' 3'' (2.95m x 2.82m))

Bedroom 1 (23' 9'' x 10' 9'' (7.24m x 3.28m))

Bedroom 2 (9' 0'' x 6' 2'' (2.74m x 1.88m))