12 The Row, Longformacus, DUNS, TD11 3PA

Offers Around £215,000 2 Bed Cottage with 1 Reception Room

Additional info

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Tel: 01573 922603

The property

This 200 year old stone built property is your quintessential, chocolate box cottage; nestled into a traditional C listed row on the edge of the village and within earshot of the River Dye. This hidden gem has been greatly improved upon by the current owner and now offers a thoughtfully planned interior with a seamless blend of... More

This 200 year old stone built property is your quintessential, chocolate box cottage; nestled into a traditional C listed row on the edge of the village and within earshot of the River Dye. This hidden gem has been greatly improved upon by the current owner and now offers a thoughtfully planned interior with a seamless blend of traditional features and modern styling. Indeed for any purchasers looking to take on some additional work, there is currently permission in place to extend the first floor living space to the rear which would feature access straight out to the elevated gardens beyond creating a lovely connection between the interior and exterior spaces. Well suited as a main home for those seeking an established village setting but equally, for those looking to acquire a tranquil weekend retreat or holiday home this cottage is bound to appeal.

  • Location

    Longformacus lies in the heart of The Lammermuir Hills, seven miles north of Duns, some 45 minutes drive from Edinburgh and 25 minutes to Haddington. The ascent into the Lammermuir Hills takes you into a different world with breathtaking country views and a lovely quiet drive over the Lammermuirs. Duns is a thriving County Town and includes an 18 hole golf course, swimming pool, shops and both Primary and Secondary schooling with the new secondary school having been completed in 2009. Longformacus is ideally located for those interested in country pursuits with hill walking and fishing on your doorstop. There is a real sense of community within the village of Longformacus with the village hall in regular use for various activities and events. Music and sailing lessons are some of the activities available, to name but a few and there are community allotments for the garden enthusiast. Generous amounts are available from the windmill trusts to support local projects.

  • Ground Floor Accommodation

    The accommodation on the ground floor has been cleverly altered to provide two double bedrooms, both of which benefit from their own en-suite facilities. With sash and case windows to the front both rooms enjoy a woodland aspect whilst the main room also features French doors to the rear which allows access to the gardens. Good character is provided by the original range within the main room whilst the second bedroom features an original fireplace. The en-suite facilities are freshly presented with modern white suites and both incorporate large shower cubicles. A useful washroom/utility room is accessed from the rear of the property and has plumbing and space for washing machine etc if required.

  • Upper Accommodation

    The open plan living space on the upper floor works brilliantly; the space is flooded with natural light thanks to an array of windows both to the front and rear. The lounge area features an exposed stone wall and a log burning stove whilst the kitchen area is fitted with an excellent range of modern, shaker style units with granite worktops and provides ample space for everyday dining if required.

  • Measurements

    Open Plan Lounge/Kitchen 8.12m x 4.97m (26’2” x 16’3”) Bedroom One 5.71m x 3.14m (18’7” x 10’3”) En-Suite 1.90m x 2.11m (6’2” x 6’9”) Bedroom Two 3.57m x 3.41m (11’7” x 11’1”) En-Suite 2.55m x 1.28m (8’3” x 4’1”) Washroom/Utility 3.25m x 1.88m (10’6” x 6’1”)

  • External

    The gardens extend to the rear, with stone steps leading up from the French doors off the main bedroom. The gardens are beautifully private with woodland edge aspect and due to their elevated position they enjoy sun well into the evening. An ideal space for the gardening enthusiast, the outside space has been thoughtfully and well stocked to provide colour and interest with plenty of room for veg plots etc if desired. A decked terrace is well placed to the top corner of the garden, ideal for enjoying the evening sun.

  • Services

    Mains water and electricity. Private drainage. Electric heating. Partial double glazing.

  • Council Tax

    Band C

  • Energy Efficiency

    Rating E

Energy rating E

For more energy information, request the Home Report.

Marketed by

Hastings Legal - Property Department

01573 922603

28 The Square, Kelso, TD5 7HH

Property reference: E394765

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* School catchment data is provided for information purposes only and ESPC UK Ltd does not accept any responsibility for the accuracy or completeness of the data. You should always contact the local authority responsible for the provision of education in a property's location, and more information on particular school catchment areas can be found via the links here.