Butterwell

Butterwell is a charming and characterful Grade C Listed home, set within the heart of the sought-after village of Gavinton. Offering a wonderful balance of traditional features and generous accommodation, the property enjoys a peaceful setting with extensive garden grounds and the added benefit of a mature woodland, located at southern end of the garden, creating an appealing lifestyle opportunity within the Scottish Borders.

The accommodation is arranged over two floors and provides a flexible layout, well suited to a range of uses. The entrance vestibule welcomes you into the hallway, from which the principal reception rooms are readily accessible. The well-proportioned sitting room enjoys a dual aspect, allowing for plenty of natural light, and features an open fire set within an Art Deco tiled fireplace, creating a comfortable space. The dining room forms a central hub of the home, featuring a multi-fuel fire set within a stone fire surround, and leads through to both the conservatory and the kitchen.

The kitchen is well arranged and connects conveniently to the utility room, which provides additional storage and workspace, as well as direct access out to the garden. Fitted with an integrated electric hob and double oven with grill, the kitchen is both practical and well equipped for everyday living. The kitchen further benefits from access to floored attic above with ladder. The conservatory enjoys a pleasant outlook over the grounds and benefits from a door leading outside. A further reception room with original cornicing and Victorian marble fireplace, is located on this level, currently used as a guest bedroom. An additional rear vestibule offers access to the garden and garage, with a side gate leading to a driveway and single parking space to the side of the house. The accommodation is completed by a spacious bathroom, and the property also benefits from a useful cellar, providing additional storage.

The original sweeping staircase leads to the upper level, where a large window allows for an abundance of natural light. The principal bedroom is a particularly spacious double, benefiting from a dual aspect, built-in wardrobes and excellent natural light. A second double bedroom and a further single bedroom provide comfortable accommodation, all served by a shower room.

Externally, Butterwell is set within generous, mature south-facing garden grounds, offering a high degree of privacy and a variety of outdoor spaces. The gardens include well-maintained lawn areas, a patio for outdoor dining, and a pond, all enjoying views across surrounding farmland towards the Cheviot Hills. There is also a woodstore, garden shed and greenhouse, alongside a productive vegetable patch and fruit cage. The garden is well stocked with a wide variety of plants and shrubs. A garage, carport and driveway add to the overall practicality of the property.

A notable feature is the mature woodland located at the southern end of the garden, extending to approximately 1 acre (0.41 Ha). This area also benefits from a gate at its southern boundary and provides an excellent opportunity for those seeking amenity land, wildlife interest or simply additional outdoor space, further enhancing the appeal of this delightful home.

Accommodation Comprises

Ground Floor- Vestibule, Entrance Hallway, Sitting Room, Dining Room, Kitchen, Utility Room, Parlour/Bedroom 4, Conservatory, Bathroom, Access to Cellar

First Floor- Principal Bedroom, 2 Further Bedrooms, Shower Room

Garden & Grounds- Garage, Carport, Driveway, Large Garden Grounds, Large Pond, Greenhouse, Garden Shed, Woodstore, Vegetable Patch, Fruit Cage, Mature Woodland (Approx 1 Acre).

Distances

Duns 2 miles, Greenlaw 5 miles, Coldstream 10 miles, Kelso 15 miles, Coldingham 15 miles, Berwick-upon-Tweed 17 miles, Edinburgh 43 miles, Newcastle 78 miles. (All distances are approximate)

General Remarks

What3words

https://w3w.co/totals.investors.plays

Tenure

Freehold

Council Tax

Band E

Energy Efficiency Rating

Rated D (59)

Local Authority

Scottish Borders Council

Fixtures and Fittings

All fitted carpets, curtain poles, blinds, light fittings (except the light fitting in the downstairs hall), and integrated appliances form part of the sale. The client has also advised they would leave the American fridge freezer, washing machine and dishwasher.

Services

Gas Central Heating

Mains Gas, Water, Electric and Drainage

Fibre broadband services available

Listing & Conservation

Butterwell is a Grade C Listed property and sits within the conservation area of Gavinton

EPC Rating: D

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.