Georgefield Road, Earlston, TD4

DETAILS
The Crossing House is a unique and impressively sized detached home offering significant flexibility for family living or multi-generational use. The home has been adapted and extended by the current owner to maximise internal space, light, and flow, and it now offers generous proportions throughout with potential to tailor the layout further to suit modern lifestyles.

The internal space comprises a large open-plan kitchen and living area, with internal shutters allowing separation when desired. The living area leads through to an exceptionally spacious conservatory, flooded with light and offering direct access to the rear garden via patio doors, as well as a side door to the driveway. This additional space is ideal for entertaining or relaxing all year round.

The kitchen is functional and well placed for family interaction and hosting, with access directly onto the decking area – perfect for summer dining and play. The layout cleverly zones living and sleeping quarters while keeping flow between spaces, ideal for growing families or those working from home.

Of the three double bedrooms, two are ensuite, including the striking principal bedroom which incorporates internal shutters to divide the bedroom area from the dressing room. Originally laid out as three separate rooms, this space could be reconfigured back into multiple bedrooms or workspaces if desired, offering superb scope for a four or even five-bedroom home.

Externally, the home is surrounded by a generous wrap-around garden, two storage sheds, and a driveway that easily accommodates three to four cars. The garden is predominantly laid to lawn with a raised decking area that connects beautifully to the kitchen and conservatory – creating a strong inside-outside lifestyle element.

LOCATION
Crossing House is situated on Georgefield Road, within a mixed-use area of Earlston, offering a balance of privacy and convenience. The property enjoys easy access to the town’s amenities while benefiting from surrounding green space and a quiet residential setting. Earlston itself is a popular town in the Scottish Borders, known for its friendly community and excellent local schooling, including the well-regarded Earlston High School.

Earlston is well-connected, located just off the A68—a major route providing quick links north towards Edinburgh (approximately 45 minutes by car) and south to Jedburgh and the English border. The neighbouring towns of Melrose, Galashiels, and Lauder are all within a 10–20 minute drive and offer a wider array of shops, cafes, and leisure facilities. Galashiels also has a train station on the Borders Railway line for easy commuting to Edinburgh.

The area is ideal for those seeking a rural lifestyle with modern conveniences. The surrounding countryside offers walking and cycling routes, and the River Leader and nearby Eildon Hills are great for outdoor pursuits. Yet, with strong transport links and nearby retail hubs, the lifestyle here balances countryside charm with practical connectivity.

ACCOMMODATION
The spacious accommodation briefly comprises:
Internal: Entrance hall, open plan kitchen/living space, 3 spacious double bedrooms - two with ensuite, family bathroom and sizable conservatory.
External: Large wrap round garden, 2 sheds, decking area, drive way for 3 to 4 cars.

SERVICES
All mains services are understood to be connected with the main heating system being a gas central heating system.

AREAS
The property has been measured to the following areas:
Description                     sq m      sq ft
The Crossing House      138        1485
E & o e please note that these measurements have been taken from the EPC register.

BROADBAND COVERAGE
This area has access to Ultrafast broadband services, with maximum download speeds of up to 1800 Mbps for downloads and 220 Mbps for uploads.

Check online for more details

FLOOD RISKS
Surface Water risks— Medium risk
This information gives the likelihood of surface water and small watercourses flooding somewhere within a 25 metres radius of this location.
Medium likelihood means that each year this area has a 0.5% chance of flooding.

River risks—NO specific risk
This information gives the likelihood of river flooding somewhere within a 25 metres radius of this location.
High likelihood means that each year this area has a 10% chance of flooding.

This does not take into account the effect of any flood defences.

COUNCIL TAX BAND — C

EPC RATING — D60

IMPORTANT NOTICE

Edwin Thompson for themselves and for the Vendor of this property, whose Agents they are, give notice that:

1. The particulars are set out as a general outline only for the guidance of intending purchasers and do not constitute, nor constitute part of, any offer or contract.

2. All descriptions, dimensions, plans, reference to condition and necessary conditions for use and occupation and other details are given in good faith and are believed to be correct, but any intending purchasers should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to their correctness.

3. No person in the employment of Edwin Thompson has any authority to make or give any representation or warranty whatsoever in relation to this property or these particulars, nor to enter into any contract relating to the property on behalf of the Agents, nor into any contract on behalf of the Vendor.

4. No responsibility can be accepted for loss or expense incurred in viewing the property or in any other way in the event of the property being sold or withdrawn.

5.Edwin Thompson is the generic trading name for Edwin Thompson Property Services Limited, a Limited Company registered in England and Wales (no.07428207)

Registered office:28 St John’s Street, Keswick, Cumbria, CA12 5AFcar) and south to Jedburgh and the English border. The neighbouring towns of Melrose, Galashiels, and Lauder are all within a 10–20 minute drive and offer a wider array of shops, cafes, and leisure facilities. Galashiels also has a train station on the Borders Railway line for easy commuting to Edinburgh.

The area is ideal for those seeking a rural lifestyle with modern conveniences. The surrounding countryside offers walking and cycling routes, and the River Leader and nearby Eildon Hills are great for outdoor pursuits. Yet, with strong transport links and nearby retail hubs, the lifestyle here balances countryside charm with practical connectivity.