9 Polwarth Avenue
St Boswells
Offers Over £225,000
3 bed
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Property Description
Viewing is recommended to appreciate this immaculately presented semi detached three bedroom family home located in a development of similar style properties in the popular Village of St Boswells in the Central Borders. Offered for sale in excellent decorative order, the property benefits from spacious rooms with dining kitchen, WC and sitting room on the ground floor with the upper level housing three bedrooms with master ensuite and family bathroom. To the front of the property there are two parking spaces and the rear garden is very well maintained with lawn, decking and three sheds for storage.

St Boswells
The historic village of St Boswells lies on the River Tweed on the A68 ideally placed for commuting to Edinburgh and/or exploring the surrounding Borders attractions and towns. Within the village there are day to day shopping facilities in addition to a lovely hotel and various sporting clubs such as rugby, golf and tennis. Various walks are also on offer to other towns such as Melrose, Earlston and Newtown St Boswells and St Boswells in centrally located for many larger employers in the area such as the Borders General Hospital and Scottish Borders Council. Tweedbank Railway Station is also just a short drive away.

Distances & Directions
Melrose 5 Miles, Galashiels 9 Miles, Earlston 6 Miles, Tweedbank 7 miles, Edinburgh 39 miles
From the A68 turn into St Boswells main street and take a right on to Jenny Moore's Road. Take the third left from there onto Polwarth Avenue. Continue down and the property sits on the left hand side.

The Property
The property has been recently upgraded and redecorated throughout, has the benefit of off street parking for two vehicles, and an attractive child/pet friendly enclosed rear garden. Internally, the property is beautifully presented throughout benefitting from bright and spacious rooms offering well appointed family living accommodation. Built in storage is located in all rooms. Gas central heating and double glazing are advantageous.

The property is entered via double glazed door into the entrance hall. Carpeted stairs lead to upper level. Access to Sitting Room and WC. Central heating radiator and ceiling light. Smoke alarm.

Sitting Room 5.44 x 3.72 (17'10" x 12'2")
Lovely bright room located to the front of the property with double glazed window. Decorated in neutral tones with laminate flooring. Ceiling light. Large storage cupboard under the stairs. Open plan access to the kitchen.

Kitchen 4.78 x 3.51 (15'8" x 11'6")
Spacious dining kitchen located to the rear of the property with double glazed windows overlooking the rear garden. Good range of floor and wall units with tiled splashbacks and ample work surface space. Laminate flooring. Space for American style fridge freezer. Space for washing machine. Integrated oven and hob and extractor in stainless steel. Ceiling spotlighting. Double glazed door to the garden area. The gas boiler is housed in a wall mounted unit.

Upper Level
Accessed via carpeted staircase from hallway. Double glazed window to the side. Carpet flooring. The landing provides access to the three bedrooms and bathroom. Large storage cupboard. Access to the attic which has extra storage. Ceiling light and smoke alarm.

Master Bedroom 2.69 x 4.21
Located to the rear of the property with double glazed window. Decorated in shades of pink with carpet flooring and ceiling light. Built in wardrobes for storage. Access to the en suite.

En Suite Shower Room 1.80 x 1.35
Stylish and contemporary shower room recently installed in 2019. Comprises double walk in shower enclosure, wash hand basin with storage and WC. Mirrored storage unit. Double glazed window to the rear. Ceiling spotlighting.

Bedroom 2 2.58 x 4.04
Double bedroom located to the front of the property with double glazed window. Sliding doors lead to a built in wardrobe. Decorated in pink with carpet flooring. Ceiling lighting and central heating radiator.

Bedroom 3 2.16 x 2.56
Single bedroom currently used as a home office and located to the front of the property with a double glazed window. Central heating radiator and carpet flooring. Built in cupboard for storage.

Comprises of bath with bath shower mixer, wash hand basin and WC. Vinyl flooring. Tiled to half height around two walls. Ceiling light and radiator.

The rear garden has a lovely decked area and lawn and is bounded by timber fencing. Access around to the front of the house and side via paved pathway. Three garden sheds.

Sales and Other Information

Fixtures and Fittings
All carpets and floor coverings, integrated appliances, curtains and blinds included in the sale.

Mains drainage, water, gas and electric.

Legal: We are registered by the Scottish Government and our Letting Agent Registration Number is LARN1905053