Kingston, North Berwick, East Lothian EH39

Kingston House has been in the same family for over 100 years and represents a rare opportunity to acquire a substantial and characterful country house in one of East Lothian’s most desirable locations. The combination of principal house, income producing cottage, mature grounds and lifestyle amenities creates a well balanced and highly attractive proposition.

Kingston House is a handsome and substantial B Listed country residence set within approximately 17 acres of mature grounds in a highly desirable position close to North Berwick. The house combines classic Georgian proportions with well balanced, adaptable accommodation, creating a highly appealing family home of considerable presence and charm.

Approached via a long private driveway, the house is beautifully positioned within its grounds, with a strong sense of arrival and privacy. The setting is particularly appealing, surrounded by open farmland yet within easy reach of the East Lothian coastline and the amenities of North Berwick.

Internally, the house offers over 7,000 square feet of well proportioned accommodation arranged over four floors. The principal reception rooms have excellent scale and ceiling height, with large sash windows drawing in natural light and providing attractive views across the gardens, to the hills to the South and to the sea and Fife to the North.

The drawing room is especially impressive, extending to over 35 feet and with views to the North and South, while the formal dining room provides an elegant space for entertaining. A further sitting room/snug offers another relaxed area for everyday living.

At the heart of the house is a well designed kitchen, dining and family room, creating a natural hub for modern family life. This space connects well with the wider accommodation and enjoys a light, open aspect over the gardens and great views to the sea and beyond.

Upstairs, the bedroom accommodation is generous and well arranged, with a number of bedrooms benefitting from en suite bathrooms. The principal suite is particularly well proportioned, while additional bedrooms provide flexibility for family and guests. A useful lower ground floor offers further recreational space including a games room and gym, alongside practical areas such as laundry, storage and a large boot room/bike store at the back door.

THE COACH HOUSE

The Coach House is a charming and well presented C Listed three bedroom cottage located within the grounds. It is currently run as a successful holiday let through Crabtree and Crabtree, providing an attractive income stream.

The accommodation is well laid out, with a kitchen and dining space, comfortable sitting room, three bedrooms, a bathroom and shower room. Its separation from the main house allows for both privacy and flexibility, making it equally suitable for guest accommodation, staff use or continued letting.

GARDENS AND GROUNDS

Kingston House’s gardens and grounds are a defining feature, offering exceptional privacy, structure and variety. Thoughtfully designed and maintained, they feel both established and quietly impressive. Expanses of formal lawn surround the house, framed by mature specimen trees and planting, creating a parkland setting with dappled light and far reaching views. Sheltered terraces and seating areas provide spaces to enjoy throughout the day.

A beautifully arranged walled garden adds strong structure, enclosed by stone walls and featuring a productive vegetable garden, gravelled beds, greenhouse and summerhouse, with a well screened tennis court nearby. Pathways, archways and gates create a sense of journey and discovery through varied spaces, from formal planting to informal orchard areas. A beehive shaped shell grotto sits tucked within woodland, adding character and history.

Beyond this, the grounds extend to around 17 acres, including paddocks, traditional stone stables and useful outbuildings, supporting a range of equestrian and lifestyle uses.

Kingston House is located just a short distance from North Berwick, one of East Lothian’s most sought after coastal towns, renowned for its quality of life and outstanding natural surroundings. The town offers a wide range of independent shops, cafés and restaurants, a popular harbour and beautiful sandy beaches, all of which contribute to its strong appeal as both a permanent home and a weekend destination.

East Lothian is particularly well known for its exceptional golfing, with world class courses including North Berwick Golf Club, Gullane, Muirfield and Archerfield all within easy reach. The surrounding coastline also offers excellent walking, sailing and watersports, while the wider countryside provides opportunities for riding, shooting and other country pursuits. The area is well served for schooling, with a number of highly regarded state schools as well as access to leading independent schools in Edinburgh.

Despite its peaceful and rural setting, Kingston House is extremely well connected. North Berwick provides regular train services to Edinburgh, with journey times of around 30 minutes, making it ideal for commuting. Dunbar also offers mainline services to Edinburgh and south to London. The A1 is easily accessible, providing straightforward road connections both north and south, while Edinburgh city centre lies approximately 25 miles away and Edinburgh Airport can be reached in around 45 minutes.

This combination of coastal lifestyle, excellent leisure amenities, strong schooling and convenient connectivity makes the location one of the most desirable in East Lothian