Parkdale is a substantial property occupying a large plot in a slightly elevated position enjoying a really lovely open south facing outlook towards Floors Castle Estate. It is within comfortable walking distance not only of the town centre, but also local schools at both primary and secondary levels. The family accommodation is arranged on a split level design, and is highly versatile, the lounge being particularly spacious with triple windows opening to a balcony which takes in the fine views. This house has the advantage of mature, beautifully landscaped and thoughtfully planned gardens enjoying a high level of privacy; they are fully enclosed, providing an ideal environment for children and pets.

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
Travelling into Kelso from Edinburgh take the second exit from the roundabout. Then take the first turning on the left into Croft Road. Continue alongside the park, looking out for evergreen hedging on the left at the end of the park. Take this left turn and follow the hedge line to the left into Parkdale.

ACCOMMODATION
Vestibule, Entrance Hall, Large Lounge with Balcony Off, Dining room, Family Dining Kitchen, Sitting Room, Master Bedroom and En-Suite Shower Room, Three Further Bedrooms, Luxury Bathroom, Large Utility Room, Downstairs WC, Office, Double Garage, Extensive Gardens.

ENTRANCE
The house is set well back from the entrance, with double gates opening to an impressive tarmac driveway flanked by lawn leading to an ample parking area. Steps lead to a covered entrance with external light and attractive terracotta floor tiles.

VESTIBULE
A part glazed timber door with a glazed panel to one side opens to the entrance vestibule with fitted carpet.

HALL 3.44m x 2.46m (11'3" x 8'0")
A glazed front door, again flanked by glazed panel opens to this good sized reception hall with fitted carpet.

SITTING ROOM 4.80m x 4.00m (15'9" x 13'1")
A well proportioned room with good light levels provided by both a window to the side and double, glazed patio doors giving direct access to the rear garden and barbeque area. An excellent focal point is provided by a gas living flame coal effect fire with a decorative surround, marble inset and matching hearth. Fitted carpet. Radiator. Pendant light fitting and four wall lights.

DINING KITCHEN 5.10m x 4.00m (16'9" x 13'1")
A very spacious family dining kitchen fitted with an extensive range of timber wall and base units providing generous storage space and ample work surfaces, incorporating a double sink and drainer below a window taking in the marvellous outlook to the front of the house, with additional light provided by a further window to the side. The integrated appliances include a "Zanussi" four ring gas hob with "Electrolux" oven below and a "Zanussi" dishwasher, fridge and freezer. Ceramic tiled splashback and a useful serving hatch to the rear. Tile effect vinyl flooring. Pendant light fitting and two ceiling spotlight fittings.

UTILITY ROOM 3.80m x 3.80m (12.6" x 12'6")
A glazed door opens from the hall to this unusually generously sized utility room with a part glazed door giving direct access to the patio. This too is fitted with a range of useful wall and base units again providing excellent storage space and incorporating a stainless steel sink and drainer below a window overlooking the rear garden. Large clothes pulley. Space and plumbing for washing machine, chest freezer, coat hooks and radiator. Tile effect vinyl flooring.

DOWNSTAIRS WC
Opening from the hall and fitted with wc and pedestal washbasin with modesty window to the front. Fitted carpet. Radiator.

LOUNGE 5.80m x 4.90m (19'1" x 16'1")
A carpeted staircase with attractive timber handrail leads to the accommodation at the mezzanine level, the lounge being a really stunning room, particularly bright and spacious enjoying excellent levels of light with a window to the side and triple sliding patio doors opening to a delightful balcony, again enjoying a superb outlook across the front gardens and to the parkland beyond. An interesting focal point is provided by a gas living flame coal effect fire with decorative copper chimney style hood above on a marble hearth, which is adaptable to use as a open fire if preferred. Fitted carpet. Pendant light fitting and four wall light fittings. Two radiators.

DINING ROOM 4.88m x 3.85m (16'0" x 12'8")
Opening from the rear of the lounge, this well proportioned room enjoys a dual aspect with a window to the side and a further double window overlooking the rear garden. Deep built-in shelved storage cupboard. Neutral fitted carpet continuing from the lounge. Radiator. Pendant light fitting and four wall light fittings.

BEDROOM ACCOMMODATION
A carpeted staircase continues to a large landing at first floor level (3.41m x 3.32m) with the fitted carpet continuing. Pendant light fitting. Wall light fitting. Radiator. Deep shelved linen cupboard. Access to attic with Ramsay style pull-down ladder.

MASTER BEDROOM 4.00m x 3.06m (13'1" x 11'10")
This is a good sized master bedroom with a lovely open outlook to the front of the house, featuring fitted wardrobes and with a ceiling light fitting and two wall light fittings. Fitted carpet. Radiator.

EN-SUITE SHOWER ROOM 3.03m x 1.43m (9'11" x 4'8")
Fitted with a three piece suite comprising pedestal washbasin, wc and a very large, fully tiled, walk-in recessed shower cubicle with clear folding doors and "Mira" shower. Modesty window to the side. Fitted carpet. Radiator.

BEDROOM TWO 3.80m x 3.60m (12'6" x 11'10")
A large double bedroom with twin built-in wardrobes on either side of a washbasin set in storage unit within decorative alcove with mirror and light fitting. Fitted carpet. Radiator. Ceiling light fitting.

BEDROOM THREE 4.00m x 2.65m (13'1" x 8'8")
Another attractive double bedroom, again overlooking the patio and rear garden. Pendant light fitting and two wall light fittings. Fitted carpet. Radiator.

BEDROOM FOUR 3.03m x 2.10m (9'11" x 6'11")
A charming single bedroom with a window to the side of the house. Pendant light fitting. Two wall light fittings. Fitted carpet. Radiator.

BATHROOM 2.93m x 2.73m (9'7" x 8'11")
This is a very spacious, bright and airy bathroom beautifully presented with extensive decorative tiling, and large ceramic floor tiles. It is fitted with a five piece suite comprising "Vernon Tutbury" pedestal washbasin, bath with Victorian style mixer tap and shower attachment, tiled shower cubicle/steam room with multi water jets, bidet and wc. Useful fitted storage unit. Recessed halogen lighting. Modesty window. Radiator/towel rail. Silavent extractor fan. Three wall light fittings.

OFFICE 3.80m x 1.98m (12'6" x 6'6")
The carpeted stairs continue from the hall to the accommodation at the lower level with a deep under stair cloaks cupboard opening to the right and radiator. The office opens to the rear of the garage and provides a versatile space suitable for a variety of uses such as workshop, if required.

STORE ROOM 3.80m x 2.80m (12'6" x 9'2")
Situated towards the rear of the garage a very useful and spacious store room with window to the rear.

GARAGE 5.88m x 5.79m (19'3" x 19'0")
With twin up and over doors, this is a large integrated double garage with door giving direct access to the house. Window to the side. Water tap, light and power.

EXTERNAL
The gardens at Parkdale are particularly impressive, having been beautifully landscaped and very thoughtfully planned, enjoying a particularly high degree of privacy, enclosed and sheltered on all sides by mature well kept hedging. The front garden is laid mainly to lawn with a variety of mature shrubs, trees and evergreens featuring a rockery and a large paved patio, with a further suntrap patio adjacent to the house in front of the kitchen. The paving continues to the side, with a wrought iron gate opening to the rear garden. This too has been beautifully designed with a large paved patio, a decorative floodlit waterfall, a vegetable garden, greenhouse and beautifully planted terraces leading to a further area of lawn. Both front and rear gardens are well stocked with an excellent variety of shrubs, spring bulbs and fruit trees, providing a colourful display throughout the Spring and Summer months.

ADDITIONAL INFORMATION
The fitted carpets, floor coverings and appliances as mentioned are included in the sale. Some light fittings are included.

SERVICES
Mains water, drainage, gas and electricity. Gas central and triple glazing.

ENTRY
By negotiation with the Selling Agents.

VIEWING
To be arranged strictly through the Selling Agents.

PRICE
Fixed Price £365,000. Offers should be submitted to the Selling Agents Messrs Hastings & Co, The Property Shop, 28 The Square, Kelso, TD5 7HH, 01573 225 999, FAX 01573 229888. 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.