12A Westgate, North Berwick, East Lothian, EH39
Key Features
- An exceptionally rare mixed-use development opportunity centrally located in the heart of North Berwick
- Now with planning consent for a one-bed flat and two commercial units suitable for Class 1A use
- Benefits from a small, south facing walled garden
- The flat and Class 1A units will have stunning, unbroken views across the gold course, West Beach, islands and Fife coastline
- Close to independent shops, retailers, galleries, bars, cafes and restaurants in North Berwick's High Street
- Offers over £575,000 (no VAT) are invited for our client's heritable title
Description
The subjects comprise part of the ground floor of a stone-built villa with a single storey flat roof extension. The building is physically connected to a semi-detached two-storey residential villa which does not form part of the sale.
The property is set back from Westgate behind a set of wrought iron double entrance gates. To the front is a small, south facing walled garden laid to lawn with mature landscaping and a path leading to the main entrance.
The building was last in use as a branch of the Royal Bank of Scotland. The accommodation is open plan and currently in shell condition with capped services. There is a north facing bay window overlooking a mini golf course and West Beach beyond.
Map Location
Property details
- Tenure
- Ask Agent
- Council Tax Band
- Ask Agent
- Date Posted
- 2026-07-26
Utilities & Restrictions
Utilities
- Electricity
- Ask Agent
- Water
- Ask Agent
- Heating
- Ask Agent
- Broadband
- Ask Agent
- Sewerage
- Ask Agent
Rights & Restrictions
- Public Rights of Way
- Ask Agent
- Private Rights of Way
- Ask Agent
- Listed Property
- Ask Agent
- Restrictions
- Ask Agent
Listed status, conservation areas and planning constraints for this location are in the full report.
Property Features
- Accessibility
- Ask Agent
- Parking
- Ask Agent
- Garden
- Garden
Beyond the particulars: planning activity, flood history, heritage and ground risks, checked for this exact spot.
Connectivity
Broadband
Fastest speed available at this postcode
8.5 Gbps
Gigabit full fibre · available to 25% of premises
Suitable for
- 4K streaming on every screen
- Full-time home working
- Online gaming & big downloads
Mobile signal
Outdoor predictions; indoor signal depends on building materials.
Ofcom Connected Nations postcode-level predictions. Speeds and signal are modelled, not measured, and vary between addresses and providers.
Signal is the easy part. Planning activity, flood history and protected designations here are in the full report.
Nearest Schools
Primary
- Law Primary School734 metres
- Pupils
- 651
- Type
- Non-denominational
- Dirleton Primary School2.5 miles
- Pupils
- 55
- Type
- Non-denominational
- Gullane Primary School4.2 miles
- Pupils
- 240
- Type
- Non-denominational
- Athelstaneford Primary School5 miles
- Pupils
- 53
- Type
- Non-denominational
- East Linton Primary School5.5 miles
- Pupils
- 176
- Type
- Non-denominational
Secondary
- North Berwick High School632 metres
- Pupils
- 1,045
- Type
- Non-denominational
- Knox Academy7.6 miles
- Pupils
- 902
- Type
- Non-denominational
- Dunbar Grammar School8.5 miles
- Pupils
- 1,120
- Type
- Non-denominational
- Waid Academy12 miles
- Pupils
- 681
- Type
- Non-denominational
- Preston Lodge High School12 miles
- Pupils
- 1,060
- Type
- Non-denominational
Distances are straight-line from the advertised location. Source: the national school registers (DfE, Welsh Government, Scottish Government) and Ofsted.
Schools are just the start: planning activity, heritage and any flood history here are in the full report.
Amenities
Supermarket
GP surgery
Pharmacy
Green space
Straight-line distances from the advertised location. Sources: NHS records, Geolytix supermarket locations, OS Open Greenspace and the national trails registers.
The area stacks up? Now check the location itself: planning nearby, protected designations and past flooding.
Getting Around
Nearest station
Nearest bus stop
Typical drive times
Straight-line distances from the advertised location; drive times are typical free-flow times over OpenStreetMap road data, so allow more at peak. Public transport locations from DfT NaPTAN.
Easy to reach matters. So do planning activity, flood history and ground risks: all in the full report.
Flood Risk
From SEPA flood map open data, checked around the advertised map pin and allowing for the listed acreage where known. This summary comes from LandSale, the advertising platform, not from the listing agent, and is not part of the agent's particulars. Risk can vary across a single holding, so verify anything critical through your own searches before committing.
Rivers and the sea
Surface water
These bandings are the summary. Where this location sits on the flood maps, plus planning activity, heritage and ground risks, is in the full report.
Important notice: Information, maps and tags on this page are drawn from the advertising agent's marketing materials or generated automatically. LandSale has not verified them. Relying on these details is at your own risk, always carry out independent checks before committing to a purchase.
LandSale full disclaimer
Marketing information only - not formal particulars. The details on this website are provided for general guidance and do not constitute an offer or contract. Neither LandSale nor the advertising estate/land agent accepts responsibility for any inaccuracy.
1. Source of information
- Listing content: Core description, asking price, tenure, measurements, photographs and planning history originate from the marketing materials of the advertising estate or land agent. LandSale does not author this content and cannot guarantee its accuracy.
- Automated tags & categorisation: Property type, land-use class, acreage bands and similar labels may be applied by machine-learning models. They are intended as a helpful guide only and may not reflect the property's legal status or permitted use.
- Third-party & enriched data layers: Maps, boundary outlines, planning designations, soil reports, broadband coverage and other environmental or location-based insights are licensed from external suppliers. Such data are supplied “as is", may be incomplete or out of date and are subject to change without notice.
2. Verification required
Prospective purchasers must verify critical matters, including but not limited to planning permission, title boundaries, public rights of way, environmental constraints, acreage, services, access and VAT status, through their own inspections, specialist surveys, legal advisers and the selling agent before relying on the information or entering into any contract.
3. No warranty or liability
LandSale gives no warranty, express or implied, as to the accuracy, completeness or fitness for any particular purpose of the information displayed. LandSale shall not be liable for any loss, damage, cost or expense arising directly or indirectly from any use of or reliance on such information, save where liability may not be excluded by law.
4. Updates & feedback
If you believe any detail on this listing is inaccurate, please let us know. We will investigate and, where appropriate, update the listing or notify the agent.
© LandSale | Version 1.3 - August 2026
Listing agent
ALLIED SURVEYORS SCOTLAND, Edinburgh
2 West Maitland Street, EH12 5DS
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