Offers over
£575,000
(£310.81/sq. ft)
Property for saleWestgate, North Berwick EH39
1,850 sq. ft
About this property
An exceptionally rare mixed-use development opportunity centrally located in the heart of North Berwick
Now with planning consent for a one-bed flat and two commercial units suitable for Class 1A use
Benefits from a small, south facing walled garden
The flat and Class 1A units will have stunning, unbroken views across the gold course, West Beach, islands and Fife coastline
Close to independent shops, retailers, galleries, bars, cafes and restaurants in North Berwick's High Street
Offers over £575,000 (no VAT) are invited for our client's heritable title
The subjects comprise part of the ground floor of a stone-built villa with a single storey flat roof extension. The building is physically connected to a semi-detached two-storey residential villa which does not form part of the sale.
The property is set back from Westgate behind a set of wrought iron double entrance gates. To the front is a small, south facing walled garden laid to lawn with mature landscaping and a path leading to the main entrance.
The building was last in use as a branch of the Royal Bank of Scotland. The accommodation is open plan and currently in shell condition with capped services. There is a north facing bay window overlooking a mini golf course and West Beach beyond.
Location
North Berwick is located on the north coastline of East Lothian overlooking the Firth of Forth and lying approximately 25 miles east of Edinburgh. It enjoys good communication links with a regular rail service to Edinburgh Waverley and is 15 minutes' drive from the A1 trunk road.
The town, voted a Regional Winner in The Sunday Times Best Places to Live in the UK - 2025, is highly sought after by residents, businesses and investors largely due to its proximity to Scotland's capital city, outdoor lifestyle and desirable living environment.
The property is centrally located on the north side of the town's Westgate, the western extension of the High Street.
The High Street is home to many independent shops, boutiques, galleries, coffee houses, bars and restaurants, whilst there are two large supermarkets on the periphery of the town.
The surrounding area offers a wide range of outdoor activities with beaches, world renowned golf courses and scenic walks giving a year-round appeal to tourists and local visitors alike.
Floor Areas
We have been provided with the following approximate net internal and gross internal floor areas:
Unit
Net Internal Area
Gross Internal Area
Left-Hand Office/Class 1A
54 sq m (581 sq ft)
–
Right-Hand Office/Class 1A
64 sq m (689 sq ft)
–
1 Bed Flat
–
45 sq m (484 sq ft)
Total
118 sq m (1,270 sq ft)
Overall Total
172 sq m (1,850 sq ft)
Mixed-Use Development Opportunity
Under the consented plans, 12A Westgate now presents an exceptionally rare mixed-use development opportunity.
The former banking hall will be split and partially extended to create two commercial units each with their own independent access doors, shower rooms, WCs and tea prep areas. The right-hand unit will benefit from the bay window.
The newly formed flat will have its own entrance and stairwell with a store area. The north facing windows will afford the occupant stunning, unbroken views across the golf course, West Beach, islands and Fife coastline.
Parking is available on Westgate and surrounding streets.
Town Planning & Listed Buildings
The opportunity is available with the benefit of planning consent reference 26/00448/P and interested parties should make their own enquiries with the planning department of East Lothian Council.
The eastern part of the subjects are contained within the original villa which is category b-listed, as are the retaining boundary walls, but the single storey flat roof extension to the west is not listed.
The property resides within the North Berwick Conservation Area.
Price
Offers Over £575,000 are invited for our client's heritable title.
VAT
We understand VAT will not be applicable to the purchase price.
Tenure
The property is held on a heritable title (Scottish equivalent of English freehold).
Rateable Value
According to the Scottish Assessor's website () the subjects carry Rateable Value of £9,300 effective 1st April 2026. The uniform business rate for the current year is £0.481 pence in the pound.
Energy Performance Certificate
The property has an EPC rating of E.
A copy of the certificate and recommendation report is available on request.
Legal Costs
Each party will bear their own legal costs with the eventual purchaser liable for any LBTT and Registration Dues.
Anti-Money Laundering
The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 came into force on 26th June 2017. This now requires us to conduct due diligence not only on our client but also on any purchasers or occupiers. Once an offer has been accepted, the prospective purchaser(s)/occupier(s) will need to provide, as a minimum, proof of identity and residence and proof of funds for the purchase, before any transaction can proceed.
Entry
Upon completion of formal missives under Scots Law.
The property is set back from Westgate behind a set of wrought iron double entrance gates. To the front is a small, south facing walled garden laid to lawn with mature landscaping and a path leading to the main entrance.
The building was last in use as a branch of the Royal Bank of Scotland. The accommodation is open plan and currently in shell condition with capped services. There is a north facing bay window overlooking a mini golf course and West Beach beyond.
Location
North Berwick is located on the north coastline of East Lothian overlooking the Firth of Forth and lying approximately 25 miles east of Edinburgh. It enjoys good communication links with a regular rail service to Edinburgh Waverley and is 15 minutes' drive from the A1 trunk road.
The town, voted a Regional Winner in The Sunday Times Best Places to Live in the UK - 2025, is highly sought after by residents, businesses and investors largely due to its proximity to Scotland's capital city, outdoor lifestyle and desirable living environment.
The property is centrally located on the north side of the town's Westgate, the western extension of the High Street.
The High Street is home to many independent shops, boutiques, galleries, coffee houses, bars and restaurants, whilst there are two large supermarkets on the periphery of the town.
The surrounding area offers a wide range of outdoor activities with beaches, world renowned golf courses and scenic walks giving a year-round appeal to tourists and local visitors alike.
Floor Areas
We have been provided with the following approximate net internal and gross internal floor areas:
Unit
Net Internal Area
Gross Internal Area
Left-Hand Office/Class 1A
54 sq m (581 sq ft)
–
Right-Hand Office/Class 1A
64 sq m (689 sq ft)
–
1 Bed Flat
–
45 sq m (484 sq ft)
Total
118 sq m (1,270 sq ft)
Overall Total
172 sq m (1,850 sq ft)
Mixed-Use Development Opportunity
Under the consented plans, 12A Westgate now presents an exceptionally rare mixed-use development opportunity.
The former banking hall will be split and partially extended to create two commercial units each with their own independent access doors, shower rooms, WCs and tea prep areas. The right-hand unit will benefit from the bay window.
The newly formed flat will have its own entrance and stairwell with a store area. The north facing windows will afford the occupant stunning, unbroken views across the golf course, West Beach, islands and Fife coastline.
Parking is available on Westgate and surrounding streets.
Town Planning & Listed Buildings
The opportunity is available with the benefit of planning consent reference 26/00448/P and interested parties should make their own enquiries with the planning department of East Lothian Council.
The eastern part of the subjects are contained within the original villa which is category b-listed, as are the retaining boundary walls, but the single storey flat roof extension to the west is not listed.
The property resides within the North Berwick Conservation Area.
Price
Offers Over £575,000 are invited for our client's heritable title.
VAT
We understand VAT will not be applicable to the purchase price.
Tenure
The property is held on a heritable title (Scottish equivalent of English freehold).
Rateable Value
According to the Scottish Assessor's website () the subjects carry Rateable Value of £9,300 effective 1st April 2026. The uniform business rate for the current year is £0.481 pence in the pound.
Energy Performance Certificate
The property has an EPC rating of E.
A copy of the certificate and recommendation report is available on request.
Legal Costs
Each party will bear their own legal costs with the eventual purchaser liable for any LBTT and Registration Dues.
Anti-Money Laundering
The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 came into force on 26th June 2017. This now requires us to conduct due diligence not only on our client but also on any purchasers or occupiers. Once an offer has been accepted, the prospective purchaser(s)/occupier(s) will need to provide, as a minimum, proof of identity and residence and proof of funds for the purchase, before any transaction can proceed.
Entry
Upon completion of formal missives under Scots Law.
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