Ruthven Farmhouse and Land, Coldstream, Scottish Borders, TD12 4JU

Ruthven Farmhouse is a beautifully presented four bedroom country home, enjoying an enviable position on the outskirts of Coldstream with uninterrupted, far reaching views across the surrounding Borders countryside. Combining the inherent charm of its farmhouse origins with a bright, contemporary interior, the property offers a rare lifestyle opportunity in a peaceful rural setting while remaining conveniently close to local amenities.

The accommodation is arranged over two floors and is well suited to modern family living. The ground floor is approached via an entrance vestibule / porch, which leads through into a central dining area, forming a natural link between the principal reception spaces. The sitting room is well proportioned and features a multi-fuel burner, creating a comfortable and welcoming space for everyday use, with open views across the surrounding countryside.

The kitchen is generous in scale and arranged around a central island, providing good workspace and storage while remaining practical for day to day living. A large adjoining utility room offers additional storage and laundry facilities, with a downstairs WC completing the ground floor accommodation. Overall, the layout flows well and provides a balanced mix of reception space and practical areas without feeling over formal.

Upstairs, the property offers four well proportioned double bedrooms, all enjoying south facing aspects and open views across the surrounding fields and countryside. The principal bedroom benefits from built in wardrobes and a modern en suite shower room, while the remaining three bedrooms are served by a family bathroom, making the layout well suited to family living or hosting guests.

Externally, Ruthven Farmhouse enjoys a fully enclosed, south facing garden which provides a high degree of privacy and security, making it ideal for families or pet owners. A paved patio area, accessed directly from the living room, offers an excellent space for outdoor dining and entertaining while taking in the expansive views towards the Cheviots and Hume. A range of useful outbuildings further enhances the property, including a home office, summer house / garden bar, and a Rhino greenhouse, creating excellent flexibility for home working, hobbies or leisure use.

In addition, the property benefits from a separate parcel of grazing grassland extending to approximately 3.80 acres (1.54 Ha), located across a private lane from the farmhouse. The land is securely fenced and includes an animal shelter and loose box, making it ideal for those with equestrian interests, small livestock or anyone seeking additional outdoor space. The land has a CPH land allocated. This valuable addition significantly enhances the lifestyle appeal of the property, offering a rare opportunity to combine a comfortable family home with accessible, functional land close by.

Accommodation Comprises

Ground Floor- Entrance Porch, Dining Area, Sitting Room, Breakfasting Kitchen, Utility Room, WC

First Floor- Principal Bedroom (En Suite), 3 Double Bedrooms, Family Bathroom

Outside- Garden Grounds, Driveway, Log Store, Eternal Office, Garden Shed, Greenhouse, Summerhouse/Bar, Separate Parcel of Grassland (3.80 acres)

Distances

Coldstream 3 miles, Duns 7 miles, Gifford 13 miles, Berwick Train Station 14 miles, Kelso 16 miles, Melrose 22 miles, Edinburgh 35 miles. (all distances are approximate).

General Remarks

Tenure

Freehold

Fixtures and Fittings

All fitted carpets, curtain poles, blinds, light fittings and integrated appliances form part of the sale.

Services

Oil Central Heating

Mains Water and Electric

Drainage- Septic Tank

Listing & Conservation

Ruthven Farmhouse is not a listed building and does not sit within a conservation area.

EPC Rating: E

Disclaimer

Important Notice
These particulars are for information only and do not constitute an offer or contract. No statement by Paton & Co or any joint agent (written or verbal) constitutes a representation or warranty. Neither the seller nor agents accept liability for any error, omission or misstatement, and such shall not entitle any party to rescind, claim compensation or bring action.
The property is sold as seen with all faults and subject to all rights, burdens, servitudes and wayleaves. Measurements, plans and photographs are approximate and for guidance only. Planning, building regulations and other consents, and all services, have not been verified or tested. Purchasers must satisfy themselves by inspection and professional advice. No liability is accepted for costs incurred if a property is sold or withdrawn.
Successful purchasers must complete AML and proof of funds checks (£25 + VAT per person). See