The Coach House, Newtonhall, Gifford, EH41

SITUATION
The Coach House at Newtonhall has an idyllic rural setting
at the foot of the Lammermuir Hills just 2.5 miles to the
west of the popular village of Gifford in the beautiful
East Lothian Countryside. Gifford is renowned for its
picturesque houses, church, village green and 18th century
Mercat (market) Cross. It has a church, several shops,
two traditional hotels, a garage, large park and two golf
courses - Gifford Golf Club is on the western edge of the
village, while Castle Park Golf Club is to the south. The
village boasts a vibrant Primary School whilst Secondary
education is provided at Knox Academy, in Haddington
which is located approximately 7 miles away and offers
a wider range of services and facilities including shops,
supermarkets, banks and leisure centre. East Lothian is
famed for its spectacular landscape, encompassing the
Lammermuir Hills, rolling farmland, and dramatic coastline.
The area offers a wealth of leisure opportunities and a first
class quality of life in an unspoiled setting.

The Coach House combines exceptional privacy with
convenient accessibility being just 23 miles from the City
of Edinburgh and its International Airport. Edinburgh is
a renowned cultural centre, and the home of the National
Museum of Scotland, the National Library of Scotland, and
the Scottish National Gallery.[9] The city is also known
for the Edinburgh International Festival and the Fringe,
the latter being the world's largest annual international
arts festival. Historic sites in Edinburgh include Edinburgh
Castle, the Palace of Holyroodhouse, St Giles' Cathedral,
Greyfriars Kirk, Canongate Kirk and the extensive Georgian
New Town built in the 18th and 19th centuries. Edinburgh
has several independent, fee-paying schools including
Edinburgh Academy, Fettes College, George Heriot's
School, George Watson's College, Merchiston Castle
School, Stewart's Melville College and The Mary Erskine
School.

GENERAL DESCRIPTION
The Coach House is a charming country house, occupying
a private position with breathtaking views across East
Lothian countryside towards the firth of forth. Approached
via a private drive and with a sunken cottage garden and
stone outbuilding this idyllic spot resembles a scene from a
Beatrix Potter tale. Constructed circa 1850, the house was
originally two properties which have since been developed
into one larger family home and whilst some modernisation
and reconfiguration may now be beneficial the property
has the potential to become an outstanding country
residence.

The house is of traditional solid stone construction
rendered externally under a slate covered roof
with predominantly timber framed double glazed
windows. The accommodation is arranged over two
storeys, as detailed in the accompanying floor plans:

Ground Floor: Garden Room leading to entrance hall
with cloakroom and stairs rising to first floor, access
to; Sitting Room with wood burning stove; Kitchen
with range of wall and floor units; Dining Room with
wood burning stove and double doors to garden;
Rear Hall with Cloakroom, access to Porch and stairs
to first floor.

First Floor: South landing leading to four double
bedrooms, including the principal bedroom; family
bathroom, study and shower room. North landing to
bedroom and shower room.

GARDENS
Enclosed gardens surround the house,
predominantly laid to lawn with attractive borders,
shrubs, hedging and woodland. Features include a
cottage garden and pond to the north, a patio to the
south which is a real sun trap and gravelled parking
area for several vehicles to the front and side of the
house. Part of the grounds were previously used for
a grazing paddock and there is potential to revert
some garden space back to create a pony paddock
if desired.

OUTBUILDING
A short distance to the north of the Coach House is
a standalone 'L shaped' traditional stone outbuilding
(circa 89 sq.m GIA) currently used as a workshop
and for storage but equally could be redeveloped to
create a home office/games room or additional living
or holiday accommodation (subject to obtaining the
necessary consents).

GENERAL INFORMATION

SERVICES
* Water - Mains. The supply is metered and
the cost of water consumed is invoiced by the
adjoining landowner.
* Electricity - Mains. The subjects are served by
two separate electrical circuits with fuseboards
located within the Conservatory and the
Entrance Hallway.
* Heating - Electric. Heating is provided by a
mixture of electric panel and storage heaters.
Hot water is supplied via two electric immersion
tanks located within the first floor landing
cupboard and the Bedroom cupboard. There is
a wood burning stove in the Dining Room and in
the Sitting Room.
* Sewage - Private septic tank located within the
grounds.

THIRD PARTY RIGHTS & SERVITUDES
The subjects are sold together with and subject to all
existing rights of way, easements, wayleaves and any
other rights whether contained in the Title Deeds
or otherwise, and purchasers will be deemed as
satisfied themselves in respect thereof. In particular:
1. Access and Egress: The owners of the Coach
House are liable for a 1/5 share in the cost of
maintenance, repair and renewal of the access
road.
2. Water Supply: The owners of the Coach
House are liable for a 1/4 share in the cost of
maintenance, repair and renewal of the water
supply apparatus.
3. Neighbouring Shed: The property is subject
to a right of pedestrian access in favour of
the neighbouring property for the benefit of
maintaining the shed wall located adjacent to
the southern boundary.

BOUNDARY WALLS & FENCES
To the best of the Seller's knowledge, all boundary
maintenance liabilities are shared equally with
adjoining owners.

ACCESS
Access is via a privately owned road leading to
Newmains and Skedbush farm. The owners of the
Coach House have a right of access over the road
subject to a maintenance obligation.

FIXTURES & FITTINGS
All curtains and carpets are included in the sale.

LOCAL AUTHORITY
East Lothian Council, John Muir House, Brewery Park, Haddington,
East Lothian EH41 3HA. Tel:
SOLICITORS
Morton Fraser MacRoberts LLP

T:

VIEWING
Viewings are strictly by appointment with FBR Seed Ltd. Viewers
are advised to exercise caution.

DIRECTIONS
From Gifford take the B6355 (Edinburgh Road) west. At Gifford
Golf club, turn left continuing on Edinburgh Road. At the cross
roads, turn left and follow the road for approximately 1.5 miles before
finding the property located on the right hand side.

WHAT3WORDS
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POSTCODE
EH41 4JN.

TENURE
Freehold.

METHOD OF SALE
The property is offered for sale as a whole with Vacant Possession
via Private Treaty. A closing date for offers may be set, and
interested parties are encouraged to register with the Selling Agents.

ENTRY AND POSSESSION
Entry and vacant possession will be by mutual agreement.

EPC RATING
Band F.

COUNCIL TAX BAND
Band F.

HOME REPORT
A Home Report incorporating a Single Survey, Energy Performance
Certificate and Property Questionnaire is available for parties
genuinely interested in this property. Please contact us, either by
telephone or via the website entry for this property, to request a
copy. No charge is made for electronic copies; a paper copy can also
be made available from our offices or by post, at a charge of £20 to
cover reproduction and administrative costs.

OFFERS
Offers, submitted in Scottish Legal Form, should be directed to the
Selling Agents, FBR Seed Ltd. A closing date may be announced,
and interested parties should register their interest after viewing the
property. The Seller is not bound to accept the highest or indeed
any offer.

APPORTIONMENTS
Council Tax and all other outgoings will be apportioned between the
Seller and Purchaser as of the date of entry.

PLANS, AREAS AND SCHEDULES
The plans are based on the Ordnance Survey and are for reference
purposes only. Purchasers must satisfy themselves regarding
property descriptions, as errors or mis-statements will not annul the
sale or entitle compensation.

ANTI-MONEY LAUNDERING (AML REGULATIONS)
As required under the 2017 AML Regulations, purchasers must
provide identification for checks. Acceptable ID includes:
a. Original primary (passport) and secondary (current council tax or
utility bill) documents, or
b. Copies certified and dated by the purchaser's solicitor along with
confirmation that the Selling Agents may rely on these for AML
purposes.
Failure to provide this documentation may result in offers not being
considered.

GUIDE TO INTERESTED PARTIES
While every effort has been made to ensure the accuracy of this
information, we encourage prospective purchasers to contact us
with any queries, particularly if travelling significant distances for a
viewing. These particulars were prepared in April 2026.

IMPORTANT NOTICE
FBRSeed, their clients and any joint agents give notice that:
1. They are not authorised to make or give any representations or
warranties in relation to the property either in writing or by word of
mouth. Any information given is entirely without responsibility on the
part of the agents or the sellers. These particulars do not form part
of any offer or contract and must not be relied upon as statements
or representations of fact.
2. Any areas, measurements or distances are approximate. The text,
photographs and plans are for guidance only and are not necessarily
comprehensive and it should not be assumed that the property
remains as photographed. Any error, omission or misstatement
shall not annul the sale, or entitle any party to compensation or
recourse to action at law. It should not be assumed that the property
has all necessary planning, building regulation or other consents,
including for its current use. FBRSeed have not tested any services,
equipment, or facilities. Purchasers must satisfy themselves by
inspection or otherwise and ought to seek their own
professional advice.
3. All descriptions or references to condition are given in good faith
only. Whilst every endeavour is made to ensure accuracy, please
check with us on any points of especial importance to you, especially
if intending to travel some distance. No responsibility can be
accepted for expenses incurred in inspecting properties which have
been sold or withdrawn. 4. Anti-Money Laundering Regulation. The
purchaser will be required to provide proof of ID to comply with antimoney
laundering regulation.