Recently modernised and upgraded semi detached family home presented to an extremely high standard throughout and enjoying a quiet cul-de-sac location. The property benefits from off street parking and enclosed south facing garden to the rear.

LOCATION
Kelso is perhaps the most attractive town in The Borders with its 12th century abbey, cobbled square and bustling Town Centre offering a good variety of shops and restaurants. The Town draws many visitors throughout the year and has excellent facilities both in the town and the surrounding countryside, including golf, fishing, swimming, curling, walking, horse riding and National Hunt Racing.

DIRECTIONS
From Kelso, take the B6461 road to Ednam and turn left past the Fire Station into Eschiehaugh. Follow the road round and take the left hand turning into the cul-de-sac. No 31 is located immediately on the right.

ENTRANCE
Canopied entrance with paved path and mono blocked parking bay to side. Outside light. Glazed entrance door with glazed side panels lead to:-

ENTRANCE HALL
Spacious and fully carpeted entrance hall allowing access to all further accommodation and carpeted staircase to upper floor. Large walk in utility cupboard housing the central heating boiler and electricity meters. Further deep under stair storage cupboard. Pine cladding to dado height. Recessed spotlighting. Central heating radiator. Smoke alarm. Telephone point plus power point.

CLOAKROOM
Conveniently situated off the entrance hall and comprising WC and wash hand basin. Modesty window to front with fitted blind. Central heating radiator. Ceiling light. Vinyl flooring.

LOUNGE 3.83m x 3.67m (12'5" x 12'0")
Well proportioned room with large double windows affording a pleasant outlook over the rear garden and allowing excellent levels of natural light. Central heating radiator and thermostat control. Ceiling light. Wood effect flooring. Television and telephone point plus three double power points.

BREAKFASTING KITCHEN 3.76m x 2.46m (12'3" x 8'0")
Extremely stylish and contemporary breakfasting kitchen with large picture window to rear. Fitted with an excellent range of modern wall and base units with marble effect worktops, matching splash backs and incorporating a central breakfasting bar with glass display cabinet over and shelving to side. Further double glass fronted display cabinet with internal spotlighting. Integral appliances include stainless steel 'Diplomat' oven with four ring electric hob over and chimney style extractor hood above, fridge and freezer. Central stainless steel sink with mixer tap and drainer to side. Modesty glazed rear door allowing access to garden. Recessed spotlighting. Central heating radiator. Tile effect flooring. Four double power points plus appliance points.

UPPER ACCOMMODATION
Carpeted staircase with pine cladding to dado height and ceiling leads to mid landing with window to side. Further stairs lead to the spacious top landing with further window to front. Hatch to attic. Central heating radiator. Smoke alarm. Recessed spotlighting. Double power point.

MASTER BEDROOM 3.85m x 3.09m (12'6" x 10'1")
Very well proportioned double room with large window to rear affording a pleasant outlook. Double built in wardrobes with sliding doors provide excellent hanging and shelved storage. Fitted ceiling light and stylish glass fronted wall mounted lights. Central heating radiator. Fitted carpet. Two double power points

BEDROOM TWO 3.85m x 2.77m (12'6" x 9'0")
A very pleasant bright and airy double room again with window to rear and double built in wardrobes. Fitted ceiling light. Central heating radiator. Fitted carpet. Two double power points.

BATHROOM 1.83m x 1.58m (6'0" x 5'1")
Freshly presented bathroom with white three piece suite comprising timber panelled bath, WC and wash hand basin set into pine vanity unit with deep display shelf over. Timber panelling to dado height and ceiling. Modesty window to front. Fitted ceiling light. Central heating radiator. Wood panelled flooring.

EXTERNAL
Low maintenance garden with paved patio and lawned area lying beyond. Hedged surround ensures a high degree of privacy and low timber gate allows side access. Timber shed. External light.

ADDITIONAL INFORMATION
The carpets, floor coverings, curtains, blinds, lights, light fittings, integral appliances and timber shed are included in the sale. Furniture may be available by separate negotiation.

SERVICES
Mains gas, electricity, water and drainage. Gas Central Heating.

ENTRY
By negotiation with the Selling Agents.

VIEWING
To be arranged strictly through the Selling Agents.

PRICE
Offers over £108,000 should be submitted in proper Scottish legal form to the Selling Agents Messrs Hastings & Co, The Property Shop, 28 The Square, Kelso, TD5 7HH, 01573 225 999. The seller reserves the right to sell at any time but should a closing date be fixed only those who formally requested the selling agents to note their interest will be informed.

All measurements are approximate and are taken at the widest point. Whilst these particulars have been carefully prepared, no guarantee is given as to their accuracy and they shall not form part of any contract to follow hereon.