Summary - THE OLD SMIDDY, COCKBURNSPATH TD13 5YE
3 bed 1 bath Detached
Large gardens, approved extension and commercial‑capable outdoor kitchen.
Double‑fronted sandstone house full of period character
The Old Smiddy is a handsome double‑fronted sandstone home set within roughly half an acre of landscaped grounds in Cockburnspath. Traditional features — twelve‑pane sash windows, exposed beams and period doors — sit alongside clean, Scandi‑inspired finishes, creating a bright, comfortable family house with immediate curb appeal. A cosy dual‑aspect living room with a multi‑fuel burner provides all‑day sun and a welcoming focal point.
Outside, generous private space is a major strength: southeast‑facing front gardens on a burn, decked seating areas, vegetable plots, a powered greenhouse and a summer house with power and broadband suitable for home working. The outdoor kitchen and pizza oven are fully serviced with power and running water and have previously operated as a small business, presenting potential for income subject to necessary consents.
Practical advantages include a long gravel driveway, off‑street parking and a large single garage/workshop with power and light. Live planning permission is in place to extend the main residence significantly — creating a five‑bed, four‑bath house — which will suit buyers wanting to maximise floor area and value. There is also a detached, listed former forge on the plot; prior redevelopment consent lapsed and any conversion would need fresh listed‑building consent and planning approval.
Important considerations: the outbuilding is B‑listed, which can complicate works and add cost. The current house has three bedrooms and a single luxury shower room, so immediate living works are modest compared with the approved extension. Broadband speeds are average and the wider area is described as relatively deprived; while mobile signal is excellent, some services and amenities are limited by the village’s rural location. Buyers seeking a straightforward, turn‑key modern apartment may prefer something smaller; this property is best suited to purchasers who value garden space, heritage and renovation/extension potential.
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