Cyder House is a spacious link detached four/five bedroom family home, constructed in 2003 and benefiting from generously proportioned gardens to side and rear with integral garage and ample parking to front. This delightful property is situated in a pleasant location to the rear of the popular Borders Village of Birgham, a short distance from Coldstream and Kelso.

LOCATION
The Berwickshire village of Birgham is situated midway between Kelso and Coldstream, some five miles distant and is a thriving community on the banks of the River Tweed benefiting from a village pub and Bistro with educational and sporting facilities and quality shops available nearby. Birgham has good links with Edinburgh and Newcastle an hour by car and the main east coast rail connection at Berwick-upon-Tweed some eighteen miles distant.

DIRECTIONS
Take the sign to Eccles in the middle of the village and turn right into Treaty Park then right again into The Orchard with Cyder House situated at the head of the cul-de-sac.

ACCOMMODATION
Entrance Hall, Cloakroom, Utility, Living Room, Study/4th Bedroom, Dining Kitchen, Master Bedroom with En-Suite and adjoining Dressing Room/5th Bedroom, Two Further Bedrooms, Family Bathroom. Integral Garage. Ample Parking. Gardens to Side and Rear. Double Glazed. Oil Fired Central Heating.

ENTRANCE HALL 3.48m x 1.29m (11'5" x 4'2")
Part glazed entrance door opening into L-shaped entrance hall. Ceiling light. Fitted carpet. Radiator. Double power point. Connecting door to Garage.

CLOAKROOM 2.07m x 1.19m (6'9" x 3'11")
Well proportioned comprising WC below modesty window to front, pedestal wash hand basin with tiled splashback and wall mounted mirror over. Ceiling light. Extractor fan. Radiator. Vinyl floor.

UTILITY ROOM 2.59m x 2.10m (8'6" x 6'10")
Situated to the rear of the hall and fitted with a range of beech fronted base units with granite effect work surfaces, tiled splashbacks, stainless steel sink below rear window and with plumbing and space below for washing machine and tumble drier. Hatch to attic. Ceiling light. Radiator. Vinyl floor. Built-in meter cupboard.

LIVING ROOM 7.80m x 5.08m (25'7" x 16'8")
Spacious L-shaped room featuring triple window to front with timber curtain pole and below sill double radiator. Spindled carpeted stairs lead off to the upper floor with useful under stair storage cupboard. Two ceiling lights. Smoke detector. Fifteen pane glazed doors lead off ensuring good light levels. Neutral fitted carpet. Additional radiator with fretwork panel. Five double power points plus TV and telephone points.

STUDY/ 4TH BEDROOM 2.88m x 2.52m (9'5" x 8'3")
Useful versatile room leading off the living room commanding a pleasant aspect over the side garden. Currently used as a study but providing ground floor bedroom facilities if required. Ceiling light. Neutral fitted carpet. Double radiator. Three double power points plus TV and telephone points.

DINING KITCHEN 5.15m x 4.54m (16'11" x 15'10")
An extremely bright welcoming L-shaped room enjoying superb light with sliding patio doors leading out to a pleasant paved patio at the side, ideal for alfresco entertaining with additional double window to rear commanding an extremely pleasant aspect over the extensive rear garden. Fitted with a superb range of beech fronted Shaker style wall and base units comprising glazed display cabinet, integral wine rack, pull-out larder unit., granite effect work surfaces and stylish tiled splashbacks with mosaic border detail. Large integral fridge. 'Electrolux' single oven with four ring ceramic hob and concealed illuminated cooker hood above. Plumbing and space for dishwasher. Stainless steel sink with central mixer tap. Halogen spotlighting. Ample space for table and chairs. Double radiator. Ceramic tiled floor. Telephone point. Six double power points plus cooker and appliance points.

UPPER HALL 5.22m x 0.98m (17'1" x 3'2")
Carpeted stairs lead up onto a half landing featuring window to side with stairs continuing up to a spacious central landing. Ceiling light. Radiator. Smoke detector. Double power point.

MASTER BEDROOM 5.15m x 3.55m (16'11" x 11'7")
Extremely well proportioned double room commanding fine views over the rear garden and orchard beyond. Smartly presented and decorated in pleasant neutral tones with quality fitted carpet. Below sill double radiator. Ceiling light. Wide built-in double wardrobe providing ample hanging and shelved storage. Four double power points plus telephone point.

EN-SUITE 2.70m x 1.68m (8'10" x 5'6")
Generously proportioned comprising large corner shower cubicle with wet walling and mains fed chrome shower, WC and pedestal wash hand basin with wide tiled display shelf extending the length of the room. Wall mounted mirror and shaver light above. Velux window commanding good natural light. Ceiling light. Extractor fan. Radiator. Vinyl floor.

DRESSING ROO/5TH BEDROOM 2.27m x 1.70m (7'5" x 5'7")
A most useful facility situated adjacent to the master bedroom currently providing superb hanging and shelved storage with Velux window to side. Ceiling light. Hatch to attic. Radiator. Fitted carpet.

BEDROOM TWO 3.74m x 2.76m (12'3" x 9'0")
Additional double room again featuring wide built-in double wardrobe providing ample hanging and shelved storage. Window to front providing views towards the Lammermuir Hills. Below sill radiator. Ceiling light. Fitted carpet. Three double power points.

BEDROOM THREE 3.75m x 2.31m (12'3" x 7'3")
Again enjoying a pleasant aspect to the front with below sill radiator. Ceiling light. Fitted carpet. Two double power points.

FAMILY BATHROOM 2.25m x 1.74m (7'4" x 5'8")
Smartly presented comprising panelled bath with tiled splashback and attractive tiled border detail, WC and pedestal washhand basin with matching tiled splashback and wall mounted mirror above. Velux window. Ceiling light. Extractor fan. Radiator. Vinyl floor.

GARAGE 6.20m x 4.30m (20'4" x 14'1")
Spacious integral single garage with up and over door to front, window to rear and internal door through to hall. Extra wide garage with ample space for car parking leaving superb storage space down either side of the garage and fitted with light and power. Floor mounted 'Worcester' central heating boiler with additional space for freezer.

EXTERNAL
A generous lawned garden lies to the rear of the property immaculately maintained with well stocked borders, high timber fencing and well concealed oil tank behind matching fencing. A good sized additional area of garden lies to the side of the property with steps leading down from the kitchen onto an extensive paved patio with paved paths leading off either side, further lawned garden with trellised fencing to front providing good screening.

ADDITIONAL INFORMATION
The carpets, blinds, lights and light fittings, any appliances mentioned together with the garden shed are included in the sale.

SERVICES
Mains electricity, water and drainage. Double Glazing. Oil fired central heating.

ENTRY
By negotiation with the Selling Agents.

VIEWING
To be arranged strictly through the Selling Agents.

PRICE
Guide Price £249,500. 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.