The Bothy, Williamstone Farm Steadings, North Berwick, East Lothian, EH39 5DG

The Bothy is an exceptional three-bedroom home, expertly crafted from a traditional steading and transformed into a refined, design-led residence. Set within a peaceful, exclusive development on the edge of North Berwick, this architecturally striking home combines the tranquillity of rural living with the convenience of being within walking distance of the town's vibrant High Street, train station, highly regarded schools, and award-winning beaches.

Designed by the acclaimed LBA Architects – winners of the Herald Property Awards for Best Renovation/Conversion – this development redefines modern countryside living. The Bothy showcases high-quality design throughout, from the Corten steel-framed windows and engineered oak flooring to the underfloor heating and triple glazing that ensure comfort in every season.

The home is arranged across a single level, with a carefully considered layout that flows effortlessly. At its heart lies a spectacular open-plan sitting and dining room – a space defined by its vaulted ceiling, exposed stone feature wall, and contemporary wood-burning stove. Full-height sliding doors open directly onto a south-facing, enclosed garden, offering a seamless connection between inside and out.

The sleek Poggenpohl kitchen is both stylish and functional, featuring premium integrated appliances, a central island, and generous storage – ideal for everyday living and entertaining.

A striking glazed hallway leads to the private bedroom accommodation. The principal suite is a true retreat, complete with a vaulted ceiling, dressing area, built-in bunk beds, and an elegant en-suite bathroom. Two further double bedrooms – each with their own en-suite shower room – offer flexibility for family life or visiting guests. A contemporary family bathroom with a bath and overhead shower, alongside a well-appointed utility room, completes the home. This is countryside living, reimagined – modern, serene, and effortlessly sophisticated.

The property currently has planning permission granted for further development, please refer to East Lothian Council Ref. No: 24/01426/P for information.

Extras

All the fitted floor coverings, curtains, blinds and light fittings throughout are included in the sale price, together with the Induction hob, Siemens oven, microwave, fridge/freezer, dishwasher and the washer dryer. Some items of furniture may be available by separate negotiation.

The Local Area

North Berwick is a coastal town in East Lothian within easy commuting distance of Edinburgh.  It has regularly been named as the best place to live in Scotland with a good range of shops, a beautiful beach and many bars and restaurants. 

The bustling high street has a wide selection of retailers and restaurants and there is a Tesco and Aldi supermarket on the outskirts. North Berwick has two excellent golf courses, a yacht club, rugby club, tennis courts, a swimming pool and sports centre, and a luxury spa club is situated at the Marine Hotel. 

The town provides excellent local primary schooling and the well-regarded North Berwick High school. Private schooling is available at Compass in Haddington, Belhaven Hill in Dunbar, Loretto in Musselburgh with further choices available in Edinburgh. East Lothian has many fine walks by the sea and inland. Edinburgh can be reached in about 45 minutes by car or by train in half an hour and there are extensive bus services.