LOCATION
St Boswells lies about 40 miles from Edinburgh and is a short distance from the Borders towns of Kelso, Melrose, Galashiels and Selkirk. Local facilities include a primary school, a variety of shops, a hotel and a garage. The village falls within the catchment area for the highly regarded Secondary School at Earlston. It is an exceptional centre for sporting facilities with a cricket ground, tennis courts, nine-hole golf course and fishing all available locally. The nearby River Tweed with its well-wooded banks makes St Boswells a beautiful Border setting with ample opportunities for walks within the countryside including the famous St. Cuthbert's Way which is easily accessible from the house.

DIRECTIONS
From the main street turn right turn onto Jenny Moores Road, after a short distance turn right onto St Cuthberts Drive and then the next right into St Aidans Park. Number 16 is on the right hand side.

ENTRANCE
The house is set well back from the road, with a long driveway leading to a parking area and gardens.

HALLWAY 5.20m x 1.23m (17'0" x 4'0")
The front door opens to a light hall with access off to all accommodation. Central heating radiator. Power point. Loft access. Large storage cupboard housing alarm system control. Centre light.

SITTING ROOM 5.42m x 3.60m (17'9" x 11'9")
A generous sitting room situated to the front of the property enjoying a sunny aspect and pleasant views onto the front gardens. Sliding patio doors allow natural light to flood the room and give direct access to the garden and patio area. Radiator. Ample power points.

FITTED KITCHEN 3.49m x 2.53m (11'5" x 8'3")
Accessed from the sitting room this light and airy light kitchen has been recently fitted with a range of base and wall units providing a good level of storage and work surface, incorporating stainless steel sink and drainer, with space and plumbing for a washing machine, space for cooker and fridge/freezer. Radiator. Ample double power points. Telephone point. Hatch leading through to third bedroom/dining room. Glazed door providing direct access to the garden.

MASTER BEDROOM 3.24m x 3.84m (10'7" x 12'7")
A spacious double bedroom positioned to the front of the property enjoying southerly aspect and views to the front garden. Double built-in wardrobe. Ample double power points. Radiator. Centre light.

BEDROOM TWO 3.22m x 2.95m (10'6" x 9'8")
A light and airy double bedroom, enjoying a quiet position at the rear of the property, with window overlooking the garden. Double in-built wardrobes provide a good level of storage. Central heating radiator. Double power points.

BEDROOM THREE 2.54m x 3.00m (8'4" x 9'10")
Another double bedroom situated to the rear. In-built double wardrobe and a storage cupboard housing newly fitted 'Ariston' central heating boiler and water tank serving as an excellent airing cupboard. This room would also make an ideal dining room or study. Radiator. Power points.

FAMILY BATHROOM 2.39m x 1.94m (7'10" x 6'4")
A good sized family bathroom with white three piece suite comprising wc, wash hand basin, and bath with mains pressure "Mira" shower over. Heated towel rail Opaque window to the rear allowing natural light.

EXTERNAL
The property benefits from a long driveway in with parking for up to four cars. An integrated garage with power provides ample storage space whilst mature gardens surround the property. Mostly laid to turf this is a family and pet friendly garden with established shrubs and hedging and a really lovely patio area to the front of the property.

ADDITIONAL INFORMATION
All fitted floor coverings and light fittings are included in the sale.

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

ENTRY
By negotiation with the Selling Agents.

VIEWING
To be arranged strictly through the Selling Agents.

PRICE
Offers over £180,000 should be submitted in proper Scottish legal form to the Selling Agents Messrs Hastings & Co, The Property Shop, 22 Market Place, Selkirk TD7 4BL. Tel: 01750 724160. 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.