Blackerstone Shed, Abbey St Bathans

Scottish Borders, TD11 3RY

Scottish Borders, TD11 3RY

2 Receptions
3 Beds
2 Baths
1873 Sq ft

Blackerstone Shed is a contemporary eco-home set within approximately 0.5 acres of gardens and grounds in the heart of the Scottish Borders. Completed in 2017 and extending to approximately 174 sq. metres, the property enjoys expansive views across rolling countryside while offering an unusually accessible rural lifestyle.

Designed to maximise natural light, passive solar gain and energy efficiency, the house combines striking contemporary architecture with a thoughtful, sustainable approach to modern living. Clad in vertical larch and carefully positioned within its setting, it feels both connected to the surrounding landscape and exceptionally comfortable to live in.

While enjoying a peaceful location, the property is within walking distance of Abbey St Bathans and just 7 miles from Duns. Dunbar and Berwick-upon-Tweed are both within around 25 minutes' drive, providing direct rail services to Edinburgh, Newcastle and London, while the A1 offers excellent road connections north and south.

Accommodation Comprises:

Ground Floor: Entrance Hall, Living Room/Dining Room/Kitchen, Family Room, Utility, Rear Porch, Bedroom 1, Bedroom 2, Bedroom 3, Family Bathroom, Shower Room.

First Floor: Large Floored Attic, Office.

Outside: Private Gravelled Driveway, Generous Garden Grounds, Polytunnel

Summary of Accommodation

Accommodation
The accommodation has been arranged to make the most of the property's setting, with generous living spaces orientated towards the surrounding views and natural light.

A welcoming entrance hall leads to an impressive open-plan kitchen, dining and living area, where large windows frame the countryside and create a bright, airy interior throughout the day. At its centre is a bespoke handmade kitchen, designed as both a practical workspace and a focal point for family life and entertaining.

A separate family room with a wood-burning stove provides additional living space and a more intimate setting during the winter months.

The bedroom accommodation comprises a principal bedroom, two further double bedrooms, a family bathroom and separate shower room. A utility room and ancillary storage add to the practicality of the layout.

Above, a large floored and insulated attic extends the full length of the house. Part of the space has already been converted to create a light-filled office or fourth bedroom with views across the valley. Architectural plans have been prepared for a more comprehensive conversion, offering considerable potential for additional accommodation, subject to the necessary consents.

Sustainability and Energy Efficiency
Sustainability is integral to the design of Blackerstone Shed. Solar panels, an air-source heat pump, heat-recovery ventilation and high levels of insulation work together to create an efficient and comfortable home with low running costs.
The property currently holds an EPC rating of B, with total energy costs understood to be below £150 per month. Its orientation has been carefully considered to maximise sunlight and passive solar gain throughout the year, reducing energy demand while enhancing the quality of the internal spaces.

Superfast broadband connectivity further enhances the property's appeal, making it well suited to remote working, creative pursuits or home-based business use.

Gardens and Grounds
The gardens and grounds form an integral part of the property's appeal. Extending to approximately 0.5 acres and surrounded by open countryside, they offer an opportunity to enjoy a productive and environmentally conscious lifestyle.
A 7-metre ‘polycrub’-style polytunnel supports near year-round vegetable production, while areas of wild meadow and more than twenty planted trees create an attractive habitat for wildlife and encourage biodiversity.

A generous decked terrace provides an ideal space for outdoor dining and entertaining, making the most of the property's elevated position and far-reaching views across the valley.

To the front of the house, a substantial gravelled driveway provides parking for several vehicles and offers scope for the installation of an EV charging point to further maximise the benefits of the solar panels.

Summary
Blackerstone Shed combines contemporary design, low-impact living and a peaceful rural setting in a particularly attractive part of the Scottish Borders. With excellent energy efficiency, flexible accommodation, productive gardens and easy access to both countryside and coast, it offers a distinctive modern home that balances the benefits of rural living with exceptional connectivity.


General Remarks & Information

Fixtures and Fittings:

Only appliances specifically mentioned in the sales particulars are included in the sale price. In all other aspects the treatment of fixtures and fittings within the relevant Conveyancing Standard Clauses apply.

Services:

Mains electric. Private water and drainage (a monthly service charge is payable). Double glazing. Air source heat pump under floor heating. Solar PV.

Viewing:

By appointment through Rettie Berwick. 50 Hide Hill, Berwick‑Upon‑Tweed, TD15 1AB. Email: amy.brown@rettie.co.uk Tel: 01289 334 532

Offers:

Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co. 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.

Council Tax Band:

F

EPC Rating:

B

Postcode:

TD11 3RY

Tenure:

Freehold

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, OnTheMarket and The London Office.

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.

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.
All sellers and buyers will be required to complete Anti-Money Laundering (AML) checks via our specialist third-party provider, Coadjute, who conduct these checks on our behalf. These checks will include identity verification, proof of address, and proof of funds if applicable. For further information on how your personal data is processed, please refer to Rettie's Privacy Policy and Coadjute's Data Security Statement.
  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.

Location

Blackerstone Shed occupies a particularly attractive position in the Berwickshire countryside, an area renowned for its rolling landscapes, dramatic coastline and excellent outdoor recreation.

Abbey St Bathans, with its village café and strong sense of community, is within walking distance, while the market town of Duns provides a range of everyday amenities, schooling and local services.

The surrounding area offers excellent opportunities for walking, cycling and wildlife watching, with the Southern Upland Way, Whiteadder Water, Eden Hall Broch and the Berwickshire coastline all easily accessible. Coldingham Bay and the beaches of the East Coast are within comfortable reach, while the Lammermuir Hills provide further opportunities for outdoor pursuits.
Despite its rural setting, the property is exceptionally well connected. The East Coast Main Line can be accessed within 25 minutes’ drive at Reston, Dunbar and Berwick-upon-Tweed, providing direct services to Edinburgh, Newcastle and London. (For those considering commuting to Edinburgh, Dunbar is an especially good option, with services taking only around 20 minutes.) Meanwhile the A1, which can be reached in 10 minutes, offers straightforward road access throughout the region.

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