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East Bay, North Queensferry, Inverkeithing, Fife, KY11








3,679 sq ft

342 sq m

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Key features

  • Uninterrupted views down the Firth of Forth
  • Fully modernised family home
  • Stunning split level outdoor space
  • Outhouses including garage, workshop and garden room.
  • Excellent commuting links into Edinburgh
  • Less than half a mile from railway station
  • EPC Rating = C


Spectacular coastal home with exceptional modern living space.


1 East Bay is a truly outstanding coastal home, originally built in 1995 and now offering exceptional, contemporary and highly flexible living space. The setting is superb with panoramic views down the Firth of Forth, outlooks to the north over the neighbouring bay, and to the rear where the Forth Rail Bridge acts as an iconic backdrop. The accommodation has been finished to a high specification throughout. The roof was fully re-tiled, garage constructed and all windows and doors replaced in 2013.

1 East Bay’s striking entrance hall has breathtaking views all the way through the house to the Firth of Forth beyond, a bespoke spiral staircase to the first floor, and a large skylight offering an abundance of natural light. The principal ground floor rooms are orientated to make the most of the views. The reception areas are open plan with the kitchen and all have sliding patio doors that lead out onto the terrace with composite decking which enjoys an incredible view. The kitchen / breakfast room, which was newly installed when the house was extended in 2015, is fitted with Neff appliances including an induction hob, microwave and two ovens. The surfaces are Silestone and there is a raised breakfast bar, plus plenty of space for a dining table. The adjacent sitting room is open plan with the dining room, and features a central rotating log burner and wonderful views. The dining area features a double height ceiling with skylights above. A utility room sits off the kitchen and leads to a back door out to the parking area.

The principal bedroom suite is spectacular with its coastal outlook and a sliding door leading out onto the composite deck. It has a concealed dressing room which leads through to the en suite bathroom with jacuzzi bath, separate shower and twin basins. There are two further double bedrooms on the ground floor. One of these has an en suite bathroom, and there is an additional shower room.

The contemporary spiral staircase curves up from the entrance hall to the living space on the first floor. The family / games room is spectacular, with two sets of double doors opening onto the covered balcony with views over the neighbouring bay. The room also has a log burning stove, double height vaulted ceiling with large windows and a pair of double doors that open onto Juliet balconies with views of the Forth Rail Bridge. It has its own shower room, and the adjacent room is currently used as a gym but could be a further double bedroom.

The fabulous outdoor space at 1 East Bay has been stylishly landscaped and is fully enclosed with secure fencing along the coastline. A composite decked area at the house overlooks the garden, and is a superb setting for the outdoor entertaining of guests. Flagstone paths connect it to two separate outdoor dining areas, both looking out to sea. To the north of the house is a further terraced garden overlooking the neighbouring bay, and a small harbour that sits behind the house. A steel fixed ladder from the terrace drops down to a private mooring on the small harbour with floating Versa Dock. For those who wish to retain it, there is an annual fee of £150 for the rent of a private mooring.

The house has an excellent range of outhouses, including a garden room with electric heating, tool shed, large cedar-clad workshop, store and an integrated double garage with fitted cabinetry. The garage has a pair of electric Hormann doors and an EV car charge point, all installed in 2022. The tarmac driveway passes through an electric gate (installed in 2023) and sweeps up to the front of the house where there is ample additional parking.


1 East Bay sits in a spectacular and commanding coastal setting in the popular village of North Queensferry, with panoramic views down the Firth of Forth. The house is extremely convenient for commuting, with excellent links to Edinburgh, Dunfermline, Perth and Glasgow. The junction to the M90 is approximately 1.8 miles away with the Queensferry Crossing situated about a mile beyond.

North Queensferry railway station is less than half a mile away. The station is on the Edinburgh and Fife Circle Line, with easy commutes to Edinburgh Haymarket, Edinburgh Waverley, South Gyle and Edinburgh Gateway from where there is a tram to the airport. Mainline connections are available at nearby Inverkeithing, and the Park and Ride at Ferrytoll is about 1.6 miles away. Edinburgh International Airport is within about 13 miles and the Central Belt motorway network is within easy reach.

North Queensferry is a peaceful village offering a range of amenities which include a primary school, nursery, convenience store, pubs, several hotels and restaurants including The Wee Restaurant, and the popular Deep Sea World. Nearby Dunfermline and Inverkeithing provide secondary schooling and a wide range of retail, business and leisure facilities. There is a school bus service from North Queensferry for Mary Erskine and Stewart’s Melville schools in Edinburgh.

The Fife Coastal Path nearby is ideal for walkers and runners. The North Queensferry Boat Club is a haven for the sailing set and golfers are also well catered for with a number of golf courses in the surrounding area, the nearest being at Aberdour and Pitreavie. The house overlooks a small harbour with private moorings available.

All distances are approximate.

Square Footage: 3,679 sq ft

Acreage: 0.45 Acres

Additional Info

Viewings - Strictly by appointment with Savills - .

Services - Mains electricity, water and drainage. Central heating provided by mains gas boiler. Boiler and water tank (300L) replaced in 2023. Air conditioning in some of the ground floor rooms (installed 2018). An intruder alarm system is monitored and serviced by Premier Services. CCTV system installed. There is underfloor heating in the kitchen, upstairs family/games room, upstairs shower room, principal bedroom, principal en suite and dressing room.

Local Authority & tax band - Fife Council tax band G

Conservation Area - The house sits in the North Queensferry Conservation Area.

Solicitor - W & AS Bruce, 80 Margaret Street, Dunfermline. Tel:

Fixtures & Fittings - All fitted curtains, carpets, blinds, light fittings and integrated white goods are included in the sale. The curtains, dishwasher and washing machine are new (2023). The electric auto mower is also included in the sale. The floating Versa dock, integrated sound system and fitted TVs are available subject to separate negotiation.

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.

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.

Photographs: February 2024
Brochure Code: 240226


Web DetailsParticulars

Council TaxA payment made to your local authority in order to pay for local services like schools, libraries, and refuse collection. The amount you pay depends on the value of the property.Read more about council tax in our glossary page.

Band: G

East Bay, North Queensferry, Inverkeithing, Fife, KY11


Distances are straight line measurements from the centre of the postcode
  • North Queensferry Station0.3 miles
  • Dalmeny Station1.6 miles
  • Inverkeithing Station1.8 miles
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Savills, Edinburgh Country

Wemyss House 8 Wemyss Place Edinburgh EH3 6DH

Savills, Edinburgh Country

Why Savills

Founded in the UK in 1855, Savills is one of the world's leading property agents. Our experience and expertise span the globe, with over 700 offices across the Americas, Europe, Asia Pacific, Africa, and the Middle East. Our scale gives us wide-ranging specialist and local knowledge, and we take pride in providing best-in-class advice as we help individuals, businesses and institutions make better property decisions.

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Disclaimer - Property reference EDS230337. The information displayed about this property comprises a property advertisement. makes no warranty as to the accuracy or completeness of the advertisement or any linked or associated information, and Rightmove has no control over the content. This property advertisement does not constitute property particulars. The information is provided and maintained by Savills, Edinburgh Country. Please contact the selling agent or developer directly to obtain any information which may be available under the terms of The Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007 or the Home Report if in relation to a residential property in Scotland.

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