Summary - BELLSPOOL GARDEN HOUSE, PEEBLES EH45 9JU
Large private garden with mature specimen trees and strong privacy
Detached period stone cottage with original timber and stone features
Two reception rooms with open fireplaces and dual aspect windows
Category B listed — alterations or repairs will need consent
EPC F — property will require energy and system upgrades
Very slow broadband; average mobile signal in the area
Off-street gravel parking, shed and useful walk-in larder
Likely needs internal refurbishment and updating throughout
Set within the picturesque Upper Tweed Valley, Bellspool Garden House is a substantial, detached period cottage with broad lawns, specimen trees and strong privacy. The property retains traditional stone walls, slate roof and original timber finishes, offering character and a countryside setting about 28 miles from Edinburgh. Off-street parking and useful outbuildings add practical appeal.
Internally the layout is straightforward: two double bedrooms and a generous family bathroom on the first floor, with two reception rooms, kitchen/breakfast room, larder and a ground-floor bedroom or snug/study. Both principal reception rooms have open fireplaces and dual aspect windows, while the larder and plumbing for a washing machine are practical everyday features. The house occupies a large plot adjoining mature woodland, ideal for outdoor living or creating formal garden rooms.
Buyers should note this is a Category B listed building and has an EPC rating of F. The listing status will complicate any structural alterations, repairs or modernization and likely requires listed-building consents. The house would benefit from internal refurbishment and updating to modern standards; broadband speeds are very slow and mobile signal is only average. Council tax is described as quite expensive, which will affect ongoing running costs.
This home suits buyers seeking a character property and rural lifestyle—families, those downsizing from larger estates or purchasers wanting a sympathetic renovation project. Its strong garden, privacy and proximity to Dawyck Botanic Garden, Peebles and local outdoor amenities are key attractions, but budget and patience for listed-building works and upgrading services should be factored in.
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