3 Boon Farm Cottage Boon, Lauder, Scottish Borders, TD2 6SB
Offers Over £199,995

3 Boon Farm Cottage is a deceptively spacious and immaculately presented two/three-bedroom semi-detached cottage situated in an attractive semi-rural location at Boon, approximately three and a half miles from the popular Borders town of Lauder.
The property provides plentiful driveaway parking along with a large detached double garage with adjoining workshop which is a particular feature of this charming home.
Situated in an excellent school catchment for Lauder Primary School and Earlston High School the area has strong transport links to most Border towns and is very commutable to Edinburgh via the A68.
Internally, the property lies across two levels and comprises two main bedrooms, a bathroom, a kitchen, a sitting room, a sun room, and a dining room/bedroom three. With good storage throughout, the property benefits from LPG fired central heating and double glazing and provides a warm and comfortable home with lovely views over the garden and beyond.
Externally, the property sits in a generous plot with attractive lawn, well stocked borders and a pond along with patio area to the front door and double doors leading from the sun room from where to enjoy informal entertaining. The large double garage which has lighting and power also provides an excellent space for use as a workshop/hobby room or storage, all of which benefit from 80mm thick, insulated, composite roofing panels.
Edinburgh is easily accessible via the A68, as are most Border towns, with the Borders Railway running from Tweedbank to Edinburgh, with a stop at Stow which is approximately eight and a half miles away, with the journey from Stow to Edinburgh Waverley being around forty-five minutes.
Lauder 3.5 miles. Edinburgh 30 miles. Earlston 6.5 miles. Melrose 12 miles. (All mileage is approximate)

EPC : F24

Council Tax Band : C

Location:
3 Boon Farm Cottage is set in a peaceful, semi-rural location approximately three and a half miles from the ancient Borders town of Lauder, which is situated half-way between the Lammermuir Hills and the River Tweed, and is surrounded by beautiful rolling countryside.
The town of Lauder provides an extensive range of amenities ranging from a variety of specialist shops, small supermarket, coffee shop/art gallery, and a well-known hotel. The thriving old mill town of Galashiels twelve and a half miles to the South West of Lauder offers a fuller range of shopping facilities, which include Tesco, ASDA, Next and Marks & Spencer. The Borders General Hospital lies just outside the town of Melrose which is twelve miles away.
Local tourist attractions include Thirlestane Castle on the southern side of Lauder, nearby Mellerstain House, and Abbotsford House on the outskirts of Melrose. There are also a variety of outdoor pursuits in the area that include fishing, rough and syndicated shooting, horse riding, golf, mountain biking and a selection of walks that cross through the Scottish Borders.
Local schools include the Lauder primary school, and the highly regarded St Mary’s preparatory school in Melrose, and the much sought after Earlston High School.
3 Boon Farm Cottage sits in an easily accessible area with Edinburgh in easy reach via the A68, which also provides links to the north of England, as well as other Borders towns. The Borders Railway, running from Tweedbank to Edinburgh, has a stop at Stow which is approximately eight and a half miles away.
Edinburgh and Newcastle airports - both international, offer an excellent choice of destinations and are 38 miles and 72 miles away respectively.

Directions:
For those with satellite navigation the postcode for the property is: TD2 6SB
Travelling from Edinburgh take the A68 South, signposted Jedburgh/Newcastle. Proceed through Pathhead and through Lauder. Approximately two miles after Lauder you will come to a left turn signposted Boon. Turn left here and follow the road for around one and a half miles passing a farm on your right. 3 Boon Farm Cottage is a few hundred yards further along on the right, on the corner. Turn right and you will come to the property which is immediately on your right.
Coming from the South take the A68 to Lauder. Turn right approximately two miles before Lauder, signposted Boon, and follow the above directions.