# 2 bedroom cottage for sale (TD15 2XN) ## Property Details | Key | Value | |-----|-------| | Address | KELSO COTTAGE, WEST END, BERWICK-UPON-TWEED, HORNCLIFFE, NORTHUMBERLAND TD15 2XN | | Price | £199,950 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | C | | Construction age | England and Wales: before 1900 | | Floor area | 106 m² | | Last sold | £215,000 Jul 2024 | ## Description Charming stone frontage, nestled within the popular village of Horncliffe, Kelso cottage boasts character and a versatile layout with a choice of public rooms downstairs and two double bedrooms upstairs. There's potential for the new owners to add their own stamp and create a wonderful home. **Kelso Cottage** - Nestled within a hamlet of properties just of the square, Kelso cottage offers the rare opportunity to acquire a characterful stone built home. Set over two floors the dwelling provides the potential to create a wonderful family home or countryside retreat, with well-proportioned rooms and a flexible accommodation. Externally the front garden has great potential to be Ideal for someone seeking a village location whilst still having amenities within a short drive. **Location** - The tranquil and community led village of Horncliffe offers a peaceful escape with village hall, public house. The village sits a mere 5 miles from Berwick-Upon-Tweed. The market town of Berwick-upon-Tweed has an excellent range of amenities with a great selection of shops and facilities together with a mainline station serving the East Coast railway, while both Edinburgh and Newcastle are within easy commuting distance with the A1 nearby. The beautiful Berwickshire and North Northumberland countryside and coastline have a wide range of popular attractions including popular market towns such as Kelso and Alnwick, together historic castles and villages scattered throughout the area. **Highlights** - •Stone Built boasting character and charm •A choice of public rooms •Opportunity to modernise and create a bespoke home •Two double bedrooms •Village location **Accommmodation Summary** - Entrance Vestibule, Hallway, Two Public Rooms, Kitchen, Utility/store, Two Bedrooms, Bathroom **Accommodation** - A rear door leads into the kitchen, where freestanding units create a bright and adaptable space. Off the kitchen, you'll find the first of the public rooms, illuminated by large sash and case windows. A fireplace adds a cosy focal point to the room with alcove shelving adding additional storage. The second public room, mirrors also featuring large sash and case windows, provides an inviting social area with a central fireplace topped with a timber mantel. The alcoves offer useful storage. The staircase leads to two additional double bedrooms, both spacious and well-lit, with ample space for freestanding furniture. The primary bedroom includes a large freestanding wardrobe equipped with built-in drawers and railings for extra convenience. The family bathroom features a four-piece suite, including a panelled bath and a separate shower cubicle, offering a practical yet stylish design. **External** - At the front, the spacious garden is primarily a lawned area, offering a delightful suntrap, featuring a variety of planters and shrubs. A paved path runs through the garden, passing the oil tank, which is located on the left side. Toward the end of the garden, there's a detached garage that, while in need of renovation, presents an opportunity for a workshop or home office. To the rear there's a section of hardstanding shared with neighbouring properties. Parking is available near by within the square. **Services** - Mixture of Double and Single Glazing, Oil Fired Central Heating, Mains Services **Council Tax** - Band C **Energy Efficiency** - Rating F **Tenure** - Freehold **Directions** - What3words gives a location reference which is accurate to within three metres squared. The location reference for this property is ///donor.allowable.obviously **Viewing** - A virtual tour is available on Hastings Legal - YouTube. Please view this before booking a personal viewing. To request a viewing of for further enquiries please contact us by email . or call - lines open 7 days a week including evenings, weekends and public holidays. **Price & Marketing Policy** - Offers In Excess Of £199,995 are invited and should be submitted to the Selling Agents, Hastings Property Shop, 28 The Square, Kelso, TD5 7HH, , Fax Email - . The seller reserves the right to sell at any time and interested parties will be expected to provide the Selling Agents with advice on the source of funds with suitable confirmation of their ability to finance the purchase. ## Property Photos - ![Kelso Cottage Horncliffe-01.jpg](/listings/photos/147956486/415852) - Kelso Cottage Horncliffe-01.jpg - ![Kelso Cottage Horncliffe-02.jpg](/listings/photos/147956486/415853) - Kelso Cottage Horncliffe-02.jpg - ![Kelso Cottage Horncliffe-03.jpg](/listings/photos/147956486/415854) - Kelso Cottage Horncliffe-03.jpg - ![Kelso Cottage Horncliffe-05.jpg](/listings/photos/147956486/415855) - Kelso Cottage Horncliffe-05.jpg - ![Kelso Cottage Horncliffe-06.jpg](/listings/photos/147956486/415856) - Kelso Cottage Horncliffe-06.jpg - ![Kelso Cottage Horncliffe-08.jpg](/listings/photos/147956486/415857) - Kelso Cottage Horncliffe-08.jpg - ![Kelso Cottage Horncliffe-09.jpg](/listings/photos/147956486/415858) - Kelso Cottage Horncliffe-09.jpg - ![Kelso Cottage Horncliffe-10.jpg](/listings/photos/147956486/415859) - Kelso Cottage Horncliffe-10.jpg - ![Kelso Cottage Horncliffe-11.jpg](/listings/photos/147956486/415860) - Kelso Cottage Horncliffe-11.jpg - ![Kelso Cottage Horncliffe-12.jpg](/listings/photos/147956486/415861) - Kelso Cottage Horncliffe-12.jpg - ![Kelso Cottage Horncliffe-13.jpg](/listings/photos/147956486/415862) - Kelso Cottage Horncliffe-13.jpg - ![Kelso Cottage Horncliffe-14.jpg](/listings/photos/147956486/415863) - Kelso Cottage Horncliffe-14.jpg - ![Kelso Cottage Horncliffe-15.jpg](/listings/photos/147956486/415864) - Kelso Cottage Horncliffe-15.jpg - ![Kelso Cottage Horncliffe-16.jpg](/listings/photos/147956486/415865) - Kelso Cottage Horncliffe-16.jpg - ![Kelso Cottage Horncliffe-17.jpg](/listings/photos/147956486/415869) - Kelso Cottage Horncliffe-17.jpg - ![Kelso Cottage Horncliffe-18.jpg](/listings/photos/147956486/415871) - Kelso Cottage Horncliffe-18.jpg - ![Kelso Cottage Horncliffe-19.jpg](/listings/photos/147956486/415873) - Kelso Cottage Horncliffe-19.jpg - ![Kelso Cottage Horncliffe-20.jpg](/listings/photos/147956486/415875) - Kelso Cottage Horncliffe-20.jpg - ![Kelso Cottage Horncliffe-21.jpg](/listings/photos/147956486/415877) - Kelso Cottage Horncliffe-21.jpg - ![Kelso Cottage Horncliffe-22.jpg](/listings/photos/147956486/415879) - Kelso Cottage Horncliffe-22.jpg - ![Kelso Cottage Horncliffe-23.jpg](/listings/photos/147956486/415881) - Kelso Cottage Horncliffe-23.jpg - ![Kelso Cottage Horncliffe-25.jpg](/listings/photos/147956486/415882) - Kelso Cottage Horncliffe-25.jpg ## Floorplans - ![Kelso Cottage, West End, Horncliffe, TD15 2XN.jpg](/listings/photos/147956486/415883) - Kelso Cottage, West End, Horncliffe, TD15 2XN.jpg ## EPC Graphs - ![EE Rating](/listings/photos/147956486/415885) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | KELSO COTTAGE WEST END, HORNCLIFFE, BERWICK-UPON-TWEED, NORTHUMBERLAND, TD15 2XN | £215,000 | 05/07/2024 | Terraced | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | WALTHAM COTTAGE TOFTS LANE, HORNCLIFFE, BERWICK-UPON-TWEED, NORTHUMBERLAND, TD15 2XR | £215,000 | 02/06/2023 | Detached | | 4 COOPERS FIELD, HORNCLIFFE, BERWICK-UPON-TWEED, NORTHUMBERLAND, TD15 2XY | £480,000 | 01/11/2022 | Detached | | ELPHINSTONE WEST END, HORNCLIFFE, BERWICK-UPON-TWEED, NORTHUMBERLAND, TD15 2XN | £470,000 | 07/10/2022 | Detached | | WHITE HOUSE TOFTS LANE, HORNCLIFFE, BERWICK-UPON-TWEED, NORTHUMBERLAND, TD15 2XR | £326,000 | 31/03/2022 | Detached | | 6 COOPERS FIELD, HORNCLIFFE, BERWICK-UPON-TWEED, NORTHUMBERLAND, TD15 2XY | £381,000 | 24/02/2022 | Detached | | 3 WOODSIDE PARK, HORNCLIFFE, BERWICK-UPON-TWEED, NORTHUMBERLAND, TD15 2XH | £325,000 | 30/06/2021 | Detached | **Area average:** £366,167 (6 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £440,369 (8 Detached, TD15, 2024–2026) - **Deviation:** -54.6% ## Rental Range *ONS Price Index of Private Rents (Northumberland). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £604/mo - **Realistic:** £671/mo - **Optimistic:** £738/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Northumberland (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £424/mo ## 1% Rule - **Rent ratio:** 0.34% (weak for cashflow) - **Max investor price (0.8%):** £83,875 - **Target investor price (1%):** £67,100 *Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on Area rent estimate.* ## Price per Square Metre - **£/m²:** £1,886/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 62.7% - **10y growth:** 57.1% ## House Price Index (HM Land Registry) *Official index for Northumberland; Detached series; as of March 2026.* - **1y growth (index):** 1.8% - **5y growth (index):** 22.3% - **10y growth (index):** 41.8% ## Flood risk - **Zone:** 1 - **Risk:** Low - **Source:** Job (default Low) [Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)