The Coach House, Glenormiston, Innerleithen

Property Description
The Coach House is a beautiful, well presented 5-bedroom family home set in the heart of the stunning Tweed Valley. The property is in excellent condition inside and out, extends to about 360m2/3864 ft2 and offers around 2.75 acres of attractive and mature garden grounds. Situated over two principal floors the property offers three public rooms including a wonderful open plan family space which is very much the heart of the home and includes a Cuccina fitted kitchen under a central walnut countertop. The kitchen also offers a range of integrated Siemen’s appliances and a large adjoining walk-in pantry. The entire ground floor offers under floor heating throughout under a stunning Brazilian grey slate tile while the 1st floor offers traditional radiators for convenience. The stunning master bedroom has beautiful views over front garden, a bank of fitted wardrobes and a spectacular en-suite bath and shower room which again makes the most of the views to the rear. The gallery landing which overlooks the open plan kitchen / family room on the ground floor is certainly consider an additional public space in its own right and is currently used as a music room. The gallery gives access to the 3 further double bedrooms and the family bathroom on the 1st floor. The Coach House offers significant amenity space within which includes a large boot room, ideal for pets, a utility room, downstairs shower room, a significant garage/workshop area accessed off the boot room and a home office / 5th bedroom. The Coach House has superb views over the Tweed Valley from the garden and most of the house, and significant parking for numerous vehicles. The property offers huge potential for anyone looking for additional income or a separate granny flat as the ground floor westerly wing could easily be converted.

Area Insights
The Coach House is a particularly lovely family home set in the heart of the Tweed Valley which offers some of the most varied and beautiful countryside in the UK. Positioned 27 miles south of Edinburgh and only 5 miles east of Peebles, The Coach house is in a very private position on the edge of a small hamlet of about 15 other properties. The hills behind The Coach House offer miles of mountain biking and dog walking opportunities, otherwise Glentress Mountain Biking Centre is only a few miles up the A72 towards Peebles.
Innerleithen, which is only a couple of miles east of The Coach House and within walking distance, offers all the everyday supplies and amenities you would expect from a thriving Borders town. Peebles, which is 5 miles in the other direction has more mainstream amenities and although there are two national supermarkets in Peebles, there are some truly fantastic local suppliers such as Cocoa Black Chocolatiers, Villeneuve Wines, Forsyths of Peebles Butcher, The Fat Batard Bakery and Coltman’s Kitchen & Deli that would love your support. There is a list of useful links below that might be of interest. Peebles also offers several medical practices, dentists, a library, art galleries and a museum. Schooling is well regarded in the immediate area with Primary education available in Innerleithen and Peebles. The High School in Peebles is also very well regarded. Private schooling is available in Edinburgh and George Watson’s offer a bus service which stops at the bottom of the lane.
The area around Peebles has many attractions to explore like the medieval stronghold of Neidpath Castle, Traquair House or the gardens of Kailzie or Dawyck. The area offers some fantastic sporting pursuits including cycling, bowls, curling, golf, hill walking and fishing on the River Tweed, arguably the most famous salmon river in the world. In general, The Borders offers excellent riding facilities with Kailzie Equestrian offering livery and excellent hacking opportunities. There are also several local point-to-point fixtures, hunt meets and the annual Peebles Beltane Week.
The A703 which links Peebles to Edinburgh offers swift and easy access up to the Capital and for those not wanting to negotiate the Edinburgh traffic there is a handy park and ride facility at Straiton. Edinburgh Airport is very easily accessed around the Edinburgh by-pass.

Accommodation Comprises
Ground Floor - Open Plan Kitchen/Dining/Family Room, Sitting Room, Sunroom, Bedroom 5/Home Office, Boot Room, Utility Room, Wet Room, Shower Room, Integral Double Garage/Workshop.
First Floor - Master Bedroom Suite, Guest Bedroom (En-Suite Bathroom), 2 x Further Double Bedrooms, Family Bathroom.
Garden Grounds - Stunning Garden Grounds of about 2.73 Acres, Orchard Garden, Cobbled Courtyard, Ample Parking, Wood Store.

Distances
Peebles 5 miles, Innerleithen 2 miles, Edinburgh City Centre 27 miles, Edinburgh Airport 31 miles, Melrose 18 miles.
(All distances are approximate).

Tenure
Freehold

Listing and Conservation
he Coach House is not listed, nor in a conservation area.

Fixtures & Fittings
Fixtures and Fittings
All fitted carpets, some curtains, blinds, some light fittings, and all integrated appliances form part of the sale.

Services
• Electric under floor heating to the ground floor.
• Supplementary oil-fired central heating to the 1st floor.
• Wood burning stoves, including an Esse which provides additional hot water.
• Main’s electricity
• Private water.
• Private drainage to septic.
• Broadband services are available.

Council Tax
Band G