Property Details & Description

Situation

Reedy Loch is a hamlet of just eight individual properties set in the beautiful Berwickshire countryside just over two miles outside the historic market town of Duns. This tranquil location has no road noise and just the sound of birdsong accompanying the far-reaching rural views. The area is one of the genuinely rural parts of Great Britain, despite its relative proximity to both Edinburgh and Newcastle and offers a quality of life that is becoming increasingly sought after. The nearby town of Duns is a friendly market town with an excellent range of amenities including shops, cafes, restaurants, pubs and professional services. Duns also has a well-respected Primary and Secondary school and the impressive Duns Castle Nature Reserve, an area of beautiful woodland and lake paths around the castle offering a paradise for dog walkers and bird watchers.

Duns has an 18-hole golf club, swimming pool, tennis courts, rugby and football clubs and new sports centre affording multiple activities for children and adults. The local community-run Volunteer Hall has become a hub for cultural entertainment, with films, plays, musicals, concerts, clubs and social events. Each July, in common with other Border towns, Duns holds its own civic celebrations (Reiver’s Week), marked by mass ride-outs around the town and into the countryside, led by Duns Pipe Band.

The surrounding area provides excellent opportunities for the country sports enthusiast. There is salmon fishing on the River Tweed, trout fishing in various local lochs and pheasant and grouse shooting on local estates. There are a number of good golf courses in easy reach, including Duns Golf Club which is only 0.5 miles away, Goswick Golf Club and the championship Roxburgh course near Kelso. Northumberland is also home to Europe’s largest Dark Sky Park, extending to some 572 square miles.

Berwick-upon-Tweed, which is within a short drive to the east is a vibrant town with a good range of national services and retailers and has several hotels, restaurants, pubs and wine bars. There is the popular Maltings Theatre and Cinema as well as a regular market and a number of galleries and arts and crafts shops. Berwick also offers private schooling from ages 3 to 18 at Longridge Towers School www.lts.org.uk.

Duns also has good transport links with the A1 trunk road only 14 miles away and the mainline railway station at Berwick-upon-Tweed providing a fast link to London Kings Cross (3h 39mins), Edinburgh (43 mins), Newcastle (45 mins) and Leeds (2h 19 mins). Edinburgh and Newcastle airports have regular flights to London and a variety of domestic and foreign destinations. The new Borders Railway from Tweedbank near Galashiels connects directly to Edinburgh Waverley.

Description

Built as an agricultural building in 1831 during the late Georgian period, The Arches derives its name from the beautiful sandstone arches on the front elevation of the property. The current owners converted and extended the building to create a unique family home along with generous level grounds and wonderful uninterrupted rural views. The tasteful and sympathetic conversion has incorporated many traditional features and local materials including sandstone, oak and larch to create a wonderfully warm and comfortable family home. The house is approached over a generous gravelled drive providing ample off-street parking for several vehicles which leads up to the detached double garage.

Summary of Accommodation

Ground Floor:

The front door opens into a large and bright hall with exposed timber floors, a timber and wrought-iron staircase rising to the first floor and a recessed display niche. Off the hall is a utility/boot room with a window to the side of the house and fitted with a range of floor and wall-mounted units and a stainless-steel sink and drainer. There is a fitted cupboard and plumbing for a washing machine. Off the utility room is a cloakroom with a window to the rear comprising a WC, handbasin with vanity beneath and a ceramic tiled floor and splashback. Also of the utility room is a study with a window to the side and rear. This space is currently being used as a gym but could also serve as a fifth bedroom. Also off the hall is a generous bathroom with a window to the side of the house and comprising a bath, WC set within a vanity providing storage, cloakroom with a vanity under, a walk-in double shower and a ceramic tiled floor. The large open-plan kitchen, dining and living space is to the front of the house incorporating two of the stone arches which overlook the front garden, a beautiful larch floor and oak beams that span the entire space. The kitchen is at one end of the space which is fitted with a range of modern floor and wall-mounted units with solid timber countertops over, a ceramic sink and drainer and ceramic subway style splashback. There is a lovely electric range cooker with induction hob and extractor over, an integral dishwasher and a range of drawers, cupboards and deep pan drawers. The dining area sits in front of one of the arches which is glazed with a door leading out into the front garden. The sitting room is positioned at the other end of the living space in front of another stone arch with an delightful inglenook fireplace and an impressive oak surround and exposed stone wall. To either side of the multi-fuel stove is traditional inglenook seating, perfect to relax with a glass of whisky on a winters’ night with the fire roaring. To the rear of the sitting room is a door that leads out onto a covered terrace giving access to the garden and an integral workshop/garage/playroom.

First Floor:

The landing has a window to the side and rear of the house and gives access to all of the first-floor accommodation. There is a fantastic lounge to the rear of the house with windows to both sides and large sliding doors giving access to a decked balcony, affording amazing open views over the surrounding countryside and beyond which has steps that lead down to a lower decked area and further steps leading down into the garden. This spacious second reception room has exposed timber floors and a feature multi-fuel stove sitting on a slate hearth with a brick backing and surround. The master bedroom is to the front of the house with windows to the front and side and a Velux window. There are two fitted double wardrobes and an en-suite bathroom with a window to the side and comprising an oak floor, a free-standing roll-top period cast-iron bath, a separate mains shower, WC and hand basin. The guest suite at the other end of the landing consists of a sitting room/bedroom, a double bedroom and an en-suite shower room with WC and hand basin. This accommodation sits above the integral workshop on the ground floor and could be reconfigured to create a two-storey annexe with private access. Completing the first-floor accommodation are two further double bedrooms and a shower room, with a Velux window, ceramic tiled floor and comprising a walk-in mains shower, WC and a vanity with storage and hand basin.

Outside:

The Arches sits on a generous level plot extending to approximately 0.37 of an acre with stunning open views to the rear. There is a large gravelled driveway providing ample off-street parking which leads up to a detached garage, with timber doors, a concrete floor and power and light. To the front of the house is a delightful lawned garden with hedging that provides a high degree of privacy. There is a garage door at the far end of the house that opens into an integral garage, games room and workshop with power and light, with a door leading out into the rear garden and another door leading out onto a covered rear terrace. This workshop could be converted into an annexe or further living accommodation, subject to planning permission. To the rear of the house is a large level garden, mainly laid to lawn with some raised borders, a decked seating area, fire pit and a wonderful detached timber summer house, with a covered verandah, perfect for relaxing on an Adirondack chair and enjoying a glass of wine at sunset. This attractive and spacious timber structure would make a fantastic home office, art studio or teenage pad. Several walks emanate from the property, ideal for dog walking.

General Remarks & Information

Outgoings

Council Tax Band: G

EPC Rating: C

Tenure:  Freehold

What3words

snowy.obstinate.curly

Listed

The property is not listed and it is not in a conservation area.

Services

Mains water, mains electric, drainage to private septic tank, fibre broadband.

Postcode

TD11 3PS

Viewings

Viewing is strictly by appointment through Rettie & Co. 50 Hide Hill, Berwick-upon-Tweed, Northumberland, TD15 1AB. Tel: 01289 305158.

Offers

Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co. & Rettie LLP’s. A closing date by which offers must be submitted may be fixed later. Please note that interested parties are advised to register their interest with the selling agents in order that they may be advised should a closing date be set. The seller reserves the right to accept any offer at any time.

Internet Website

This property and other properties offered by Rettie & Co. & Rettie LLP’s. can be viewed on our website at www.rettie.co.uk as well as Rightmove, Zoopla, On The Market and The London Office.

Servitude Rights, Burdens & Wayleaves

The property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes whether contained in the title deeds or informally constituted and whether or not referred to above.

Important Notice

Rettie, their clients and any joint agents give notice that:

1. They are not authorised to make or give any representations or warranties in relation to the property either in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.

2. All Rettie floorplans are drawn to RICS standard. The text, photographs and plans are for guidance only and are not necessarily comprehensive and it should not be assumed that the property remains as photographed. Any error, omission or mis-statement shall not annul the sale or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Rettie & Co. & Rettie LLP’s have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.  

3. All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn.

Proof and source of Funds/Anti Money Laundering

Under the HMRC Anti Money Laundering legislation all offers to purchase a property on a cash basis or subject to mortgage require evidence of source of funds. This may include evidence of bank statements/funding source, mortgage or confirmation from a solicitor the purchaser has the funds to conclude the transaction.

All individuals involved in the transaction are required to produce proof of identity and proof of address. Rettie use electronic verification, if this is not possible original documents are acceptable.

Misrepresentations

1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co. or Rettie LLP’s, the selling agent, are responsible for such faults and defects, nor for any statement contained in the particulars of the property prepared by the said agent. 

2. The Purchaser(s) shall be deemed to acknowledge that they have not entered into contract in reliance on the said statements, that they are satisfied themselves as to the content of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the seller or the said agents in relation to or in connection with the property. 

3. Any error, omission or misstatement in any of the said statements shall not entitle the purchaser(s) to rescind or to be discharged from this contract, nor entitle either party to compensation or damages nor in any circumstances to give either party any cause for action. 

Particulars

Prepared September 2025 (First Edition)