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.

Kingston is a handsome B Listed country house set within approximately seven acres of beautiful gardens and grounds, occupying a sought after position close to North Berwick. The house combines classic Georgian proportions with adaptable accommodation, creating an exceptional family home of considerable presence and charm. An income-generating three-bedroom cottage, stables and a further 10 acres of land are available by separate negotiation.

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

Internally, the house extends to over 7,000 square feet of accommodation arranged over four floors. The principal reception rooms enjoy excellent scale and ceiling heights, with large sash windows drawing in natural light and framing views across the gardens, the Lammermuir Hills to the south, and the Firth of Forth and Fife to the north.

The drawing room is particularly impressive, extending to over 35 feet in length and enjoying views both north and south. The formal dining room provides an elegant setting for entertaining, while a separate sitting room offers a relaxed space for family life.

At the heart of the house is a beautifully designed kitchen, dining and family room, creating a natural hub for modern living. This sociable space connects seamlessly with the wider accommodation and enjoys an open aspect over the gardens with far-reaching sea views.

The bedroom accommodation is generous and well arranged, with several bedrooms benefiting from en suite bath or shower rooms. The principal suite is particularly impressive, while the remaining bedrooms provide flexibility for family and guests.

A practical lower ground floor provides excellent ancillary accommodation, including a games room and gym, alongside laundry facilities, extensive storage, and a substantial boot room and bike store accessed from the rear of the house.

GARDENS AND GROUNDS

The gardens and grounds are a defining feature of Kingston House, offering exceptional privacy, structure and variety. Expansive formal lawns surround the house, framed by mature specimen trees and established planting. These gardens possess a parkland quality, with dappled light filtering through the canopy and long views that enhance the setting of the house. A series of sheltered terraces and seating areas provide opportunities to enjoy the gardens throughout the day.

Beyond the formal lawns lies an impressive walled garden, one of the standout features of the property. Enclosed by traditional stone walls and laid out with symmetry and structure, it incorporates a productive vegetable garden, gravel pathways and well-stocked planting beds. A greenhouse sits within the garden, while a charming summerhouse is positioned nearby beside the tennis court. The enclosed tennis court sits comfortably within the wider landscape, screened by mature planting and positioned so as not to interrupt the surrounding views.

A strong sense of discovery runs throughout the grounds, with pathways, archways and gated openings leading between the various garden areas. These transitions reveal a succession of contrasting spaces, from secluded planting schemes to more informal orchard and productive garden areas.

Tucked away within a wooded glade is a particularly distinctive feature: a beehive-shaped grotto intricately decorated with shells gathered from the East Lothian coastline. Rich in character and history, this unusual structure sits quietly among the trees, adding a further layer of charm and individuality to the grounds.

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.