KILBERRY HOUSE
ABERLADY • LONGNIDDRY • EAST LOTHIAN
KILBERRY HOUSE
ABERLADY • LONGNIDDRY • EAST LOTHIAN • EH32 0PZ
Aberlady 1.3 miles, Drem railway station 2 miles, Gullane 2.3 miles, Edinburgh 19 miles
CHARMING MODERN COUNTRY HOUSE WITH STABLING, MANÈGE,
PADDOCK AND A FURTHER 80 ACRES CLASS 1 LAND
Vestibule, Reception Hall, Drawing Room, Dining Room, Kitchen and Sitting Room, Boot Room, WC, Utility Room,
Larder, Music Room, Cloakroom, Gym, Bedroom with En Suite Shower Room, Guest Bedroom Suite with
Dressing Room and Bathroom
Galleried Landing, Whisky Room, Master Bedroom Suite with Dressing Room and Bathroom, Three Further Bedrooms,
Family Bathroom
Double Garage, Loft Store, Five Loose Boxes
Field Shelter, Floodlit Manège, Paddock
79.9 acres arable ground
About 82 acres (32.44 ha in all)
Savills
Wemyss House, 8 Wemyss Place
Edinburgh EH3 6DH
0131 247 3700
[email protected]
EPC Rating = TBC
Situation
The property is situated in the small linear settlement of Myreton, which nestles amidst the swathe
of fertile farmland between Aberlady and Gullane, for which East Lothian is so well known. The
nearby conservation village of Aberlady is in a delightful setting on the southern shores of the Firth
of Forth. The village offers good local services, including a post office, hotels and a primary school
and there is also a church. Gullane has a larger array of independent retailers including a butcher,
deli and sports shop and there is also a local gym. Secondary schooling in the area is at North
Berwick High School. Private schooling is available at Loretto in Musselburgh, the Compass
School in Haddington, and Belhaven Hill in Dunbar. All are very accessible, as are the Edinburgh
schools. The market town of Haddington lies about 6 miles to the south and there is fast road
access via the A1 to Edinburgh (19 miles) as well as a convenient commuter rail link from both
Longniddry and Drem, making Myreton an excellent base for commuting. Edinburgh Airport is
about 26 miles away and provides regular domestic and international flights.
The East Lothian coastline is well known for its pretty scenery and Aberlady Bay is renowned for its
Nature Reserve, which has fabulous bird life, including many thousands of over-wintering geese.
This area is, however, probably best known for its wonderful golf courses, including Craigielaw and
Kilspindie on the edge of the village, and Longniddry, Archerfield, Luffness, Gullane and Muirfield,
which hosted The Open Championship in 2013. The property’s proximity to the Lammermuir Hills
means that there is a wide range of other outdoor activities within easy reach, such as walking,
riding and field sports, including fishing and shooting.
Description
Kilberry House was built in 1993 in a traditional style with a slate roof. The accommodation
provides exceptional family living space in a versatile layout. It is extremely well presented.
Furthermore, the property has timber framed double glazing throughout and there is clever use of
the eaves to create as much storage as possible.
The front door opens into a central reception hall from where glazed doors lead into the drawing
room. This is an impressive room with a vaulted ceiling adding to the sense of space. There is an
open fireplace with a sandstone mantelpiece. Glazed sliding doors allow light to pour into the
room from outside and give access to the patio and garden. Adjacent to the drawing room are a
music room and a dining room. Engineered oak flooring runs throughout the hall and reception
rooms.
The kitchen was fitted by Christopher Howard, a local designer and manufacturer based in
Gullane. It provides painted timber units fitted along two sides of the room around an electric Aga
with an extractor fan above. A central island provides further workspace, storage and a breakfast
bar. The worktop is granite with a cast Corian sink unit. There are integrated fridge drawers,
microwave and dishwasher. The kitchen, which also has space for a dining table, has under floor
heating beneath the unhoned slate floor which flows through to the informal sitting room. The
sitting room has sliding doors which open onto the patio and an electric flame effect fireplace is set
in the corner of the room. A larder is conveniently located next to the kitchen and beyond this are
a utility room, WC and boot room, all close to the back door. The utility room has a sink and space
for a washing machine and tumble dryer. The boot room has shelving and bike hooks.
A gym is located beyond the music room. This room would work equally well as a study or
seventh bedroom. There is an entirely self-contained guest suite with a good sized bedroom and
dressing room with substantial wardrobes. The en suite bathroom has a sunken bath, quadrant
shower, bidet, WC and wash hand basin. Adjacent to this is a second bedroom with built-in
wardrobes with en suite shower room with WC. There is a linen cupboard and a cloakroom with
WC and wash hand basin is located off the hall.
On the first floor the galleried landing leads to a snug known as the Whisky Room. A stained glass
window reclaimed from a local church is set into the double doors.
To one side of the landing is a family bathroom with bath, WC and wash hand basin. Beyond this
is an impressive master bedroom suite. The bedroom has a vaulted ceiling with atmospheric
lighting and has dual aspect windows. On the west side French doors open onto a wrought iron
balcony. The dressing room has fitted wardrobes along its full length and the en suite bathroom
has a free standing bath, large shower, two basins and WC. On the other side of the landing a hall
leads to three further bedrooms, two of which have built in wardrobes. The largest of the
bedrooms has a large porthole window in the west gable of the house. This room could work well
as a playroom.
Gardens and Grounds
Productive Land
The gateway to Kilberry House has sandstone pillars with iron electric gates. The monoblock
driveway leads up to a parking area outside the garage building and back door, and around to the
front door into a turning circle with a herbaceous border in the centre. The garden wraps around
the house and is mostly laid to lawn surrounded by a mix of beech hedge and paling fence. The
garden to the front of the house has more formal plantings including a Monkey Puzzle tree.
The land at Kilberry lies in the heart of the East Lothian countryside, within some of the most
productive farmland in Scotland on account of the quality of the land, the low altitude and the
favourable climate. Lying just 1.2 miles south of the Firth of Forth coast, it is a predominantly arable
landscape, with potatoes and vegetables capable of being grown in addition to the full range of
cereal crops. The area is well served by agricultural merchants and contractors.
A double garage and stabling are accommodated in the building adjacent to the main house. It has
a floored loft which is accessed by an exterior stairway. This is currently used as a games room and
further storage. There are two full sized loose boxes and a smaller stable, each with water. The
stable yard leads to a further timber stable block with two larger loose boxes next to the paddock
and the flood lit manège (60m x 20m) with rubber spring ride shred.
In total the land extends to 79.9 acres of arable ground and is split between three contiguous
enclosures, all of which benefit from good access directly off the public road and are of a workable
size and layout. The land lies at between 10m and 15m above sea level and is mainly classified by
the John Hutton Institute for Soil Research as Class 1 with a small area of Class 2. The soil is
described as an easily worked loam with a good working depth and is well drained.
The land has been farmed under a series of annual cropping licences to local vegetable growers but
could be let on a longer term basis. There is a useful hard standing situated immediately off the
public road, which is equipped with a water tank, red diesel tank and a chemical store.
F
Hay
Loft
10.50 x 4.00
34'5'' x 13'1''
First Floor
Yard
12.00 x 3.90
39'4'' x 12'10''
Stable
Stable
Stable
Garage
6.15 x 5.50
20'2'' x 18'1''
Stable
Ground Floor
Stable
Stabes
7.5 x 3.7 (1.25 over hang)
24'8'' x 12'1''
Kilberry House
Whisky
Room
4.50 x 3.10
14'9'' x 10'2''
384.05 M2 (4,134 SQ FT)
FOR IDENTIFICATION PURPOSES ONLY
Balcony
Dressing
Room
4.89 x 2.23
16'1'' x 7'4''
Landing
Bedroom 4
3.40 x 3.30
11'2'' x 10'10''
Master
Bedroom
4.70 x 3.54
15'5'' x 11'7''
Ensuite
Bathroom
Bedroom 5
3.40 x 3.30
11'2'' x 10'10''
Bathroom
Bedroom 6
4.68 x 3.60
15'4'' x 11'10''
HW
First Floor
Drawing
Room
6.70 x 5.50
22' x 18'1''
Boot Room
2.90 x 2.70
9'6'' x 8'10''
Sitting
Room
5.10 x 2.90
16'9'' x 9'6''
Dining
Room
5.10 x 2.90
16'9'' x 9'6''
Music
Room
3.40 x 2.90
11'2'' x 9'6''
Gym
4.00 x 2.90
13'2'' x 9'6''
Bedroom 2
3.97 x 3.69
13' x 12'1''
Hall
Larder
WC
Kitchen
7.50 x 4.00
24'7'' x 13'1''
WC
Utility
Dressing
Room
Bedroom 3
3.10 x 2.90
10'2'' x 9'6''
Ensuite
Shower
Room
Vestibule
Ensuite
Bathroom
General Remarks
Services Mains water and electricity. Private drainage to septic
tank. Oil fired central heating.
Local Authority Kilberry House is within East Lothian Council tax
band G.
Fixtures and Fittings Standard fixtures and fittings are to be
included with the sale of the property.
Nitrate Vulnerable Zone (NVZ)
The whole of the subjects lie within The Lothian and Borders
NVZ.
Planning
There is a Section 75 planning obligation which ties part of the
land to the house. Action is currently being taken to have this
restriction removed from the property.
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.
Deposit
A deposit of 10% of the purchase price may be required. It will
be paid within 7 days of the conclusion of Missives. The deposit
will be non-returnable in the event of the Purchaser(s) failing to
complete the sale for reasons not attributable to the Seller or his
agents.
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.
Solicitor
Garden Stirling Burnet
22 Hardgate
Haddington
Tel: 01620 824996
[email protected]
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 Title Deeds or informally constituted and whether referred
to in the General Remarks and Stipulations or not. The
Purchaser(s) will be held to have satisfied himself as to the nature
of all such servitude rights and others.
Reproduced from the Ordnance Survey Not to Scale
mapping with the permission of the Controller of Her
Majesty's Stationery Office © Crown copyright
(100041908) NOT TO SCALE
Reproduced from the Ordnance Survey Not to Scale
mapping with the permission of the Controller of Her
Majesty's Stationery Office © Crown copyright
(100041908) NOT TO SCALE