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12 Factors Park, Lauder, Scottish Borders, TD2 6QW





An exciting opportunity to acquire a rarely available 3- bedroom, semi-detached bungalow, situated just a short walk from the high street of the commuter town of Lauder.

The property offers well-proportioned accommodation over one level with well-maintained front and rear gardens. 12 Factors Park is a superb family home, within easy commutable distance to Edinburgh it combines the advantages of semi-rural life with easy access to the city.


Property Details & Description

Accommodation comprises

Ground Floor

Entrance hall, 2 Storage Cupboards, Kitchen Diner, Conservatory, Living Room, Second Hallway, 3 Double Bedrooms, Family Bathroom.


Front and rear gardens, Driveway Parking, Garden Shed.


Edinburgh 27 miles, Galashiels 9 miles, Borders Railway Terminus in Stow 6 miles, Melrose 12 miles   

(All distances are approximate)



12 Factors Park is set just off the High Street of Lauder, within walking distance of the town centre, there are an abundance of amenities on your doorstep. 

Lauder offers all the facilities expected of a thriving small town including a Co-operative supermarket, a popular art gallery and coffee shop, a delicatessen, three hotels, an artisan baker, an award-winning butcher, a greengrocer, a petrol station, a pharmacy, a post office and a number of independent retailers contributing to the strong sense of local community. Both the primary school and the health centre have been rebuilt in recent years. Lauder lies in the catchment area for the highly regarded Earlston High School (7 miles), which enjoys a splendid new campus and consistently scores well in national league tables. In the private sector, St Mary’s School in Melrose (10 miles) includes kindergarten, pre-prep and prep classes. Being both close to the Lammermuir Hills and at the start of the Southern Upland Way, Lauder is able to take advantage of all the outdoor opportunities nearby including walking and riding, the latter either informally or during the week of the Common Riding. Field sports and fishing on the Leader and the Tweed are also all readily on hand. There is also a community run Leisure centre and gym as well as a football club with youth and amateur teams.

Easily commutable to Edinburgh by car (40-minutes) and by bus, this property is well positioned for those looking for a more peaceful way of life while still being commutable to the capital. There are regular bus services throughout the Borders connecting Lauder to the principal Borders towns and the Borders railway at Edinburgh can be joined at both Tweedbank, Galashiels and Stow just a 6-mile drive away which provides a direct rail link into Edinburgh with a journey time of around 45 minutes.


12 Factors Park is offered for sale in turnkey condition, being neutrally decorated throughout, it offers stylish flexible family accomodation over one level, allowing accessible living on the ground floor.

Through a glass panelled front door the welcoming hallway grants access to the ground floor accomodation. The spacious hallway provides a fantastic supply of storage, with 2 large storerooms and space for cloak hooks and a shoe cabinet. Comprised in this fantastic bungalow is a naturally lit conservatory with French doors allowing access to the rear garden – a wonderful potential reception room, a dual aspect living room with central electric fire, a stunning modern kitchen/diner fitted with a variety of white wall and base units, an integrated fridge freezer, induction hob with extractor fan, electric oven, microwave and a breakfast bar island and a second hallway comprising the bedroom accomodation and third store cupboard. The three double bedrooms are of comfortable size all benefitting from built in storage units, these bedrooms are served by one well equipped bathroom, fitted with a standalone bath, walk in dual head shower, heated towel rail, WC and hand basin.


Garden Grounds

To the front of the property a gravel driveway provides ample off-street parking with guest parking also located nearby, a Monoblock pathway grants access to the main entrance from this driveway and adjacent pavement. An enclosed lawned area to the front garden, planted with a selection of mature shrubs and plants add interest and colour year-round.

An outdoor water supply can be found to the left side of the property, useful for gardening and cleaning etc. 

The fully enclosed rear garden is partly laid to lawn with an easily maintained gravel surround and patio seating area to relax and enjoy the sun, a brilliant spot for al fresco dining/ BBQs in the warmer months. A useful shed with log store in the corner of the garden provides excellent outdoor storage, ideal for a keen gardener’s needs.

12 Factors Park - Floorplan.jpg

General remarks


Viewing is strictly by appointment with the selling agents Rettie & Co, 1 Abbey Street, Melrose, TD6 9PX; Tel: 01896 824 070

Satellite Navigation

For those with the use of Satellite Navigation the postcode for this property is TD2 6QW.



(please download the application “what3words” for the exact location)



Fixtures and Fittings

Please note that;  

  1. All carpets, blinds and light fittings are included in the sale

Listing and Conservation

12 Factors Park is not listed, nor is it in a conservation area.


Mains electricity, water and drainage. Gas-fired central heating.

Entry & Possession

Entry and vacant possession will be by mutual agreement and arrangement.

Council Tax

Band B

Energy Efficiency Rating

Band D

Home Report

A Home Report incorporating a Single Survey, Energy Performance Certificate and Property Questionnaire is available for parties genuinely interested in this property. Please contact us, either by telephone or via the website entry for this property, to request a copy. No charge is made for electronic copies; a paper copy can also be made available from our offices or by post, at a charge of £20 to cover reproduction and administrative costs.


Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co at 11 Wemyss Place, Edinburgh, EH3 6DH and Rettie & Co, 1 Abbey Street, Melrose TD6 9PX.  Tel: 01896 824 070

Local Authority

Scottish Borders Council - Telephone: 01835 824 000.

Internet Web Site

This property and other properties offered by Rettie & Co can be viewed on our website at as well as our affiliated websites at and

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.

Particulars and Plans

These particulars and plan are believed to be correct, but they are in no way guaranteed.  Any error, omission or misstatement shall not annul the sale or entitle any party to compensation nor in any circumstances give grounds for action at law.

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.      This is acceptable either as original or certified documents.


1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie Borders LLP, 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 he has not entered into contact in reliance on the said statements, that he has satisfied himself 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.

Important Notice

Rettie & Co, 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. Any areas, measurements or distances are approximate. 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 misstatement 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 Borders LLP 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.

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