40 Boggs Holdings, Pencaitland, East Lothian, EH34 5BJ

Where countryside tranquillity meets spacious, versatile family living.

Set within generous and beautifully established grounds, just one mile from Pencaitland, 40 Boggs Holdings is a substantial detached home offering an exceptional degree of flexibility, privacy, and potential. With a self-contained annexe and a large barn, the property presents a rare opportunity for those seeking adaptable living, home working, creative space, or potential income generation (subject to the necessary consents).

A gated driveway leads you into the grounds, immediately setting the tone for the sense of space and seclusion that defines this property, all while remaining within easy reach of Haddington, local amenities, and excellent transport links into Edinburgh.

The accommodation is both generous and versatile. A welcoming vestibule opens into a characterful dining area with exposed beams, flowing through to a spacious breakfasting kitchen fitted with country-style shaker cabinetry and offering direct access to the garden. A large conservatory sits just beyond, providing a peaceful space to relax, surrounded by greenery.

Also accessed from the kitchen are a substantial utility/laundry room and a separate home office, ideal for those working remotely or running a business from home.

The sitting room is a particularly striking space, centred around a dramatic stone fireplace that rises to the second floor. With expansive windows and impressive ceiling height, this room is filled with natural light and offers a wonderful sense of scale.

The ground floor also benefits from a well-proportioned double bedroom and a shower room, lending itself well to flexible living arrangements, guest accommodation, or multi-generational use.

Upstairs, the landing is a feature in itself, with multiple windows framing far-reaching countryside views. The principal bedroom is exceptionally spacious, complete with a walk-in wardrobe, en-suite shower room and French doors opening onto a private balcony. Two further bedrooms are located on this level, along with an additional room currently used as a home office, which could serve a variety of purposes including a further bedroom if required. A contemporary family bathroom completes the accommodation.

Externally, the grounds are a true highlight. Mature planting, expansive lawns, established trees, raised vegetable beds, a greenhouse and a wooden pergola create a setting that is both beautiful and highly usable. The scale of the outdoor space offers endless possibilities, whether for gardening, entertaining or lifestyle use.

The outbuildings further enhance the property’s appeal. A substantial annexe offers excellent potential for guest accommodation, workspace, or rental use, while the large barn, currently home to a skating half-pipe, provides a highly versatile structure ideal for creative, recreational or business use, subject to the appropriate permissions.

While enjoying a peaceful rural position, the property remains exceptionally well connected. The nearby Gifford Circle bus route links seamlessly to Pencaitland, Haddington and surrounding areas, with straightforward access to Edinburgh for commuting.

A rarely available and highly adaptable country home offering extensive living space, mature grounds, and significant outbuildings, perfectly suited to modern flexible lifestyles, home working or those seeking space, privacy and opportunity within easy reach of East Lothian’s towns and Edinburgh.

Location

Pencaitland is an attractive rural village set in the wooded countryside of East Lothian close to Haddington and Gifford. The village has a local shop, a post office, a recently refurbished village gastro pub and excellent walks in the area. There is a good village primary school and secondary schooling is available at nearby Haddington or Tranent with private schooling also available in Haddington and Edinburgh. A Tesco supermarket is available in Haddington some 10 minutes away by car and there is also a supermarket in Tranent. There is easy access to the City Centre some 40 minutes away, the City Bypass and Edinburgh International Airport.

Fixtures and Fittings

All fitted floor coverings, light fittings, window coverings, integrated hob, ovens, microwave and freestanding fridge/freezer, are included in the sale of the property.

Viewing Details

By appointment contact Simpson & Marwick