18 West Bay Road NORTH BERWICK • EAST LOTHIAN 18 West Bay Road NORTH BERWICK • EAST LOTHIAN • EH39 4AW Gullane 5 miles, Edinburgh 26 miles, Edinburgh Airport 34 miles Exceptionally positioned principal flat with spectacular views over West Links 18th green and the Bass Rock Entrance hall, kitchen/ breakfast room, three reception rooms, study, shower room, bathroom, bedroom. Two further bedrooms (one en suite WC), attic room. Front garden, rear garden, double garage. Panoramic views over West Links and coast. EPC Rating F = Savills Wemyss House 8 Wemyss Place Edinburgh EH3 6DH 0131 247 3700 [email protected] SITUATION Situated on the Golf Coast of East Lothian, North Berwick has been consistently voted one of the best places to live in both Scotland and the wider UK. It is a highly regarded coastal town, overlooking the Firth of Forth with spectacular views over to Fife and the Bass Rock. The town boasts magnificent sandy beaches, excellent golf courses and water sports facilities, all based around the vibrant town centre which has a good range of local shopping, restaurants, services and schools. West Bay Road is one of the most prominent and exclusive locations in North Berwick, due to its un- spoilt views over West Links’ 18th green, North Berwick Harbour and the Bass Rock. Within easy reach of the main A198 towards Edinburgh, the A1 and the railway station, the property is superbly located for commuters. The local secondary school, North Berwick High School, is a great draw to the town and there are good primary schools. All the fee paying schools in Edinburgh are within easy reach. DESCRIPTION The main door principal flat is set over the first and second floors of two adjacent buildings. 18 West Bay Road is a deceptively spacious and accommodating property. There are spectacular views of West Links, Bass Rock, North Berwick Harbour and Fife Coastline from the drawing room, breakfast room, two top floor bedrooms and master bedroom. The main door entrance opens up onto a flight of stairs that leads up to the large first floor landing; there is a stair lift currently fitted to the stairs. To the immediate left of the landing is a dining room which is lit by a large window overlooking the front garden. Adjacent to the dining room is a shower room with WC, basin and walk in shower. The kitchen with breakfast area is located in the north west corner of the property and features fitted base and wall units, gas hob and arch through to the breakfast area. There are two store cupboards, one of which currently houses the fridge/ freezer. A side door provides access to the rear garden. From the hall, there is a generously proportioned drawing room which features a large bay window, fireplace with coal effect gas fire and ornate cornicing. The first floor also comprises a study room with views over the front garden, a sitting room with an ornate wood mantle and marble hearth, and double bedroom with integrated wardrobe. There is a bathroom off the hall, and a staircase leading to the second floor where two further double bedrooms are located. One bedroom features built in wardrobes, an en suite with WC and basin, and a large dormer window overlooking the stunning Fife coastline. The second bedroom provides access to an attic room that could be converted into an en suite, subject to planning consent. OUTSIDE The property’s main entrance is approached from the street, through the private front garden which features a paved pathway and patio area, hedges to provide privacy and well maintained flowerbeds. The rear garden is accessed from a side door in the kitchen, with covered steps leading down to the paved patio area and garden bordered by potted plants and flowerbeds. There are two garden stores, one being a useful and secure lock up for golf clubs. There is a back gate that leads out onto Pointgarry Road, as well as a double garage with recently fitted electric doors. DIRECTIONS Approaching North Berwick from Edinburgh, eastbound on the A198, continue straight on through the first set of traffic lights, go past the Nether Abbey Hotel and take the second turning on the left onto Links Road. Continue towards the golf course and turn right onto West Bay Road. Number 18 is situated on the left hand side. 18 West Bay Road, North Berwick, East Lothian, EH39 4AW Eaves Sto rage 4.8 5 x 3 .2 5 15'11'' x 1 0'8'' Gross internal area (approx) 242.56 sq.m (2611 sq.ft) Garage Gross internal area (approx) Bedroom 1 5.92 x 2.44 26.01 sq.m (280 sq.ft) 19'5'' x 8' Bedroom 2 Store 4.50 x 3.58 14'9'' x 11'9'' Gross internal area (approx) Ensuite 2.42 sq.m (26 sq.ft) WC For Identification Only. Not To Scale. © SquareFoot 2017. Store Second Floor ' 4 ' 7 5 . ' e 0 2 r x x o t ' ' 6 S 1 1 ' . 7 2 Dining Room 3.20 x 2.97 10'6'' x 9'9'' Drawing Room 6.88 x 4.47 22'7'' x 14'8'' y r t n a Ground Floor P Kitchen Bedroom 3 Entrances 2.82 x 2.77 4.06 x 3.89 9'3'' x 9'1'' 13'4'' x 12'9'' Hall Shower Room Sitting Room Study/ Dining 4.78 x 4.50 Bedroom 4 15'8'' x 14'9'' Room 3.56 x 3.25 Garage 4.19 x 3.78 5.26 x 4.98 11'8'' x 10'8'' 13'9'' x 12'5'' Bathroom 17'3'' x 16'4'' Vestibule Ground Floor First Floor GENERAL REMARKS Services Mains water, electricity, gas and drainage. Gas fired central heating. Local Authority 18 West Bay Road is within East Lothian Council’s tax band G. Fixtures and Fittings Standard fixtures and fittings are included in the sale. Potted plants are not included. Shared Maintenance 16 and 18 West Bay Road equally share the maintenance costs of the roof and associated drainpipes. Conservation Area 18 West Bay Road lies within the North Berwick Conservation Area. Solicitor Paris Steele, 35 Westgate, North Berwick, East Lothian, EH39 4AG. 01620 892 138. Servitude rights, burdens and 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 This plan is based upon the Ordnance Survey Title Deeds or informally constituted and whether referred to in the General Remarks and map with the sanction of the Controller of HM Stationery Office. Crown copyright reserved. Stipulations or not. The Purchaser(s) will be held to have satisfied himself as to the nature of Licence 100041908. NOT TO SCALE all such servitude rights and others. Offers Offers, in Scottish legal form, must be submitted by your solicitor to the Selling Agents. It is intended to set a closing date but the seller reserves the right to negotiate a sale with a single party. All genuinely interested parties are advised to instruct their solicitor to note their interest with the Selling Agents immediately after inspection. Viewing Strictly by appointment with Savills – 0131 247 3700. IMPORTANT NOTICE Savills, 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 here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. 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. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. This plan is based upon the Ordnance Survey map with the sanction of the Controller of HM Stationery Office. Crown copyright reserved. Licence 100041908. NOT TO SCALE Brochure produced August 2017. .