Waterbank

Waterbank is a substantial and characterful Victorian semi-detached family home set within generous mature garden grounds extending to approximately 0.75 acres, occupying an elevated edge-of-village position in the sought-after Tweed Valley village of Norham. The property offers beautifully proportioned accommodation arranged over three floors, combining elegant period detail with flexible family living, all enjoying far-reaching views across surrounding countryside towards the River Tweed. Waterbank sits within walking distance of the village amenities yet remains within easy reach of Berwick-upon-Tweed and its mainline rail connections.

Approached through an entrance vestibule with elegant cornicing, the house opens into a welcoming reception hall from which all principal rooms radiate, creating a natural and intuitive flow throughout the ground floor. The main living room is a generous and elegant space, centred around a multi-fuel stove in a marble fireplace and enhanced by its detailed cornicing and a large bay window with working shutters, which overlooks the front garden. Adjoining is a snug, providing a quieter and more flexible reception space but still boasting a window with working shutters and detailed cornicing. Leading through to the kitchen is a further reception room, currently utilised as a playroom, this room is full of natural light with two large windows both with working shutters. To the rear, the family kitchen offers excellent space for informal dining and everyday living, with French doors opening directly to the garden. The kitchen itself has a newly fitted Miele dishwasher, Bosh double oven and induction stove top. A practical suite of ancillary rooms accessed from the kitchen includes a utility room with washing Pulleymaid and a boot room with its own access to the garden. There is also a beautifully decorated WC on the ground floor, ensuring the house functions effortlessly for modern family life.

The staircase rises from the reception hall to a spacious first-floor landing, serving three well-proportioned double bedrooms. The principal bedroom is a particularly attractive room with beautiful and detailed cornicing, a marble fireplace and newly fitted wardrobes. This room offers lovely natural light and open outlooks which can be enjoyed from the window seat in the bay window. The second bedroom also benefits from newly fitted wardrobes, elegant cornicing and working shutters and the third bedroom on this level is of equally generous size with working shutters. The bedroom accommodation is served by two well-appointed and recently upgraded bathrooms, offering convenience and practicality for family living and guests alike.

A further staircase leads to the second floor, where there are two additional double bedrooms, recently enhanced by the addition of a fitted bathroom on the landing. This valuable improvement significantly increases the flexibility of this level, making it ideal for older children, visiting guests, or use as a semi-independent floor within the house, while enjoying elevated views across the surrounding landscape.

Externally, Waterbank is set within beautifully established garden grounds, laid predominantly to lawn and bounded by mature hedging, trees and planting, creating a high degree of privacy and a peaceful rural atmosphere. A tarmac driveway, approached between stone pillars, provides ample off-street parking for several vehicles. A range of traditional stone outbuildings includes a detached garage and workshop with former stable and hayloft above, offering excellent storage and potential for further use, subject to the appropriate consents.

Waterbank occupies a highly desirable position on the edge of Norham, a historic and picturesque village centred around its village green and overlooked by Norham Castle. The village offers a local shop, baker, butcher, two public houses and a primary school, while the nearby market town of Berwick-upon-Tweed provides wider amenities, schooling and a mainline railway station connecting directly to Edinburgh, Newcastle and London.

ACCOMMODATION COMPRISES

Ground Floor – Entrance Vestibule, Reception Hall, Sitting Room, Snug, Playroom, Dining Kitchen, Utility Room, Boot Room, Cloakroom/WC.

First Floor – Principal Bedroom, Two Further Double Bedrooms, Two Bathrooms.

Second Floor – Two Double Bedrooms, Bathroom.

Garden & Grounds – Mature Garden Grounds, Driveway Parking, Detached Garage and Stone Outbuildings, Stone Sheds

DISTANCES

Berwick upon Tweed 8 Miles, Coldstream 9 miles, Kelso 16 Miles, Edinburgh 52 miles, Newcastle upon Tyne 68 miles. (all distances are approximate).

GENERAL REMARKS

Agents Note - In accordance with the Estate Agents Act 1979, we are obliged to disclose that the sellers of this property are partners of Paton & Co.

Services - Mains Water and Electricity, Private Drainage- Septic tank, Oil Central Heating, Underfloor electric heating in bathroom on first floor, Fibre broadband services available.

Fixtures and Fittings - All fitted carpets, curtain poles and blinds form part of the sale. The Jim Lawerence light fittings and the robert lawn mower do not form part of the sale but may be sold through separate negotiation.

Listing and Conservation - Waterbank is not a listed building and sits outside the conservation of Norham.

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 www.patonandco.com/privacy-policy.