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Main Description
Location
Hayward Drive is on the outskirts of the principal Borders town of Galashiels, which is rich in history and has a wide variety of shops, restaurants, hotels and supermarkets. Asda, Tesco, Next, Marks & Spencers and Boots all have stores here, and there are a variety of other High Street names available in the town. There is primary and secondary schooling within the town, with the catchment being St. Peter?s Primary and Gala Academy, with St. Mary?s Preparatory School located in nearby Melrose. Local tourist attractions include Old Gala House, Abbotsford House, and Melrose Abbey, with a variety of outdoor pursuits which include walking, horse riding, shooting, fishing on the River Tweed, golf, and rugby. Within easy reach of Edinburgh, Galashiels is reached by the A7, and with the A68 located just beyond Melrose there is excellent access to most Border towns and the North of England. The proposed new rail-link, due to open in the Summer of 2015 and running from Tweedbank to Edinburgh, with a stop in Galashiels only a matter of minutes away will make this region more and more accessible.

Accommodation comprises:

Entrance is via a stone path leading to the main entrance door. The Douglas Fir door leads into entrance vestibule.

Entrance Vestibule
Porcelain floor. Vaulted ceiling. Floor to ceiling windows which make the vestibule very light and spacious. Sensor light with double French doors leading into main hallway.

Dining room/Study
4.19m x 2.92m
Smooth finish ceiling with LED panelled lights. Six double sockets. BT and TV points. Door out to courtyard. Natural light coming in from ribbon roof lights. Glazed door to hall.

Wet Room
1.8m x 1.33m
Smooth finish ceiling with LED lights. Window to rear. Fully tiled with a porcelain cream tile and mosaic border. There is a chrome wall mounted shower attachment and glass shower screen. Two piece white suite comprising of low level wc, wash hand basin with chrome taps. Heated towel rail. Shaver point. Ceramic flooring.

Kitchen Breakfast Room
4.44m x 5.81m
Smooth finish ceiling with LED panelled lighting. Door off to courtyard and door to garden. Two BT points. TV point. Large storage cupboard housing consumer unit, wall mounted gas boiler, under floor heating controls and immersion heater. Ceramic flooring. Door off to utility room. Plenty of natural light from robbon roof lights.

Kitchen Specification
Countertops - 4.5m x 0.6m countertop and 1.8m x 0.9m island unit - solid granite or composite quartz stone, (20 mm thick), splashbacks and stone slab ends to island, full range of colours from S&N Stoneworks.
Fitments - 5.3 m total length of base units, doors, drawer units, cabinets or glass shelves, plinths, panels and trims, from Howden Joinery, Jewsons or equal, full range of colours available.
Large single bowl stainless steel under-mounted sink and pillar mixer countertop mounted tap.
Appliances List - All A rated energy efficient, integrated dishwasher, induction or ceramic hob, double oven, microwave, fridge/freezer, ceiling mounted extract with LED lighting.

Utility Room
1.42m x 2.81m
Natural light from roof lights. Smooth finish ceiling with LED panelled lights. Four double sockets. Porcelain flooring. Glazed door into double garage.

Utility Room Specification
Countertop - 1.5m x 0.6m solid granite or composite quartz stone, (20 mm thick), splashbacks.
Fitments - 1.5m total length of base units, doors, base units, cabinets, panels and trims to match kitchen.
Single bowl stainless steel undermounted sink and piller mixer tap (optional items).

Lounge
7.13m x 5.81m
Smooth finish ceiling with LED panelled lights. Two BT points. Eight double sockets. TV points. Westfire wood burning stove. Door to side and door to rear. Floor to ceiling windows which brings in plenty of natural light. There is further natural light coming in from the ribbon roof lights. Under floor heating, two zones.

Hallway
From the spacious hallway there are stairs leading up to first floor landing. Doors leading off to all rooms. Window. Power points.

Master Suite
4.79m x 3.7m
Large window. Door to one side leading out to the decked balcony area with views to open countryside and beyond. There is a further window to the side. Two TV points. BT point. Five double sockets and one single socket. Door off to en-suite shower room.

En-Suite Shower Room
4.5m x 1.05m
Large walk in fully tiled shower in a cream porcelain tile with a mosaic border, wall mounted chrome shower attachment with glass sliding doors. Low level wc. Wash hand basin with chrome mixer taps and granite splashback. There is an emerald pearl shelf with a full length mirror over. Shaver point. Heated chrome towel rail. Access to roof space. Smooth finish ceiling with LED lights.

Bedroom Two
4.79m x 4.15m
Windows to side and rear. Smooth finish ceiling with LED lights. Six double sockets and one single. BT and TV points.

Bedroom Three
3.6m x 2.95m
Window to front. Smooth finish ceiling with LED panelled lights. Access to roof space. Window to front. Three double sockets and one single socket. BT and TV points.




Bedroom Four
3.5m x 3.53m
Window to front. Smooth finish ceiling with LED panelled lights. Three double sockets. BT and TV points.

Family Bathroom
2.92m x 2.35m
Window to front with granite sill. Smooth finish ceiling with LED lights, Four piece white suite comprising of low level wc, wash hand basin with chrome mixer taps and granite splashback. There is an emerald pearl shelf with mirror and lighting above, walk in shower, fully tiled in a cream porcelain tile with a decorative mosaic border, wall mounted chrome shower attachment, glass sliding doors, white bath with tiled splashback, wall mounted chrome mixer taps. Heated chrome towel rail. Solid wood flooring.

Double Garage
5.4m x 5.2m
Under stairs storage. Three double sockets. Water supply. Electric powered remote control powered door. Window to side. Fluorescent light. Sensor lights.

Outside
To the front of the property there is a block paved driveway leading down to a gravelled area with parking for several vehicle. To the side of the garage there are stairs leading up to the decked balcony area. There is a lawned area to the front with some low level planting, also some mature trees and shrubs. To the rear there is a further lawned area with a rockery. Wood store, two double outside sockets and outside tap. There are sensor lights to the side and rear of the property. Screened hedge to side which gives a degree of privacy. The garden has been well thought out for ease of maintenance. Partly covered courtyard with external light and double socket with sandstone paving.



Services
Mains water, electricity, gas and drainage.

Heating: Baxi Megalflow 2 Compact 15 system gas boiler, SEDBUK 2009 rating 89.1%; Horstmann 3 channel 24/7 programmer.

Secondary Heating: Westfire Uniq 23 woodburning stove, 6.1 kW output, DEFRA approved, 79% efficiency to EN ISO 13240. Twin wall 150 mm diameter stainless steel flue, HETAS approved installation.

Ventilation: Airflow Duplexvent 72 Mechnical Ventilation Heat Recovery Unit, SFP rating 0.93 W/l/s, 88% heat exchange efficiency, Horstmann single channel 24/7 programmer.

Hot Water: 300 litre Gledhill Solar Stainless Steel Lite cylinder, Heat Loss Factor 1.93 kW/h/day, with weather compensator.
Photovoltaics: 4.0 kWp, (16 x 250W Canadian solar) 35 degree inclination, 0.9 shade factor, calculated estimated annual output 3002 kWh; Aurora Power One PVi inverter, K2 mounting system, with hot water control unit, MCS certified installation.

Internal Lighting: Low energy LED panel lights, 12W/960 lm, 6W/480 lm and 18W/1500 lm power/output, room downlights; 12W fire rated IP54 rated bathroom downlights.

External Lighting: Low energy Steinel L360 Square and L330 Circular PIR sensor 3 programme IP44 rated 27W max; Steinel LN1 Nightmatic Outdoor decorative 11W max.

Council Tax
To be assessed.

EPC Rating
Double A rating environmental and energy efficiency.
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