3 bedroom detached house for sale

Coldingham Loch is a rare blend of natural beauty, established enterprise, and rural tranquillity. Nestled on Scotland’s stunning Berwickshire coast, it offers first-class fly fishing on a unique eutrophic loch. The property includes a successful holiday letting business, a modern loch-side home, and scope for further development. This is more than a property, it’s a lifestyle investment in nature, heritage and potential.


PROPERTY DESCRIPTION

The Coldingham Loch fishery and holiday letting enterprise is an exceptional rural business catering to the local and wider national market, offering unique and flexible options in a stunning and accessible location.

The loch, on which the whole property is centred, covers about 22 acres and is surrounded by about 35 acres of land with gorse banks, open grazing and newly planted woodland and is only a short walk to the cliff tops, having spectacular coastline views. It is the only naturally eutrophic loch in the Scottish Borders, which means it is of particularly high nutrient value, as it is filled by one above ground burn and four underground springs which issue from an aquifer at the northern reaches of the Yorkshire Limestone pavement and is a rare habitat in Britain.

The business is based around a first class trout fishery on Coldingham Loch; one of the oldest and most established fisheries in the country. The Fishery is operated on a members only basis with no day tickets currently available except for guests of members, visiting angling club members and holiday guests; a management decision. Membership is renewed and reviewed annually, and anglers are entitled to use the loch three times per week, in season, from either bank or boat, and have access to the Member’s Angling Hut and storage facilities, for an annual membership fee.

The loch has a stock of breeding brown trout but is also regularly stocked with Blue, Rainbow, Brown and Tiger trout. Members are drawn predominantly from Southern Scotland and Northumberland and has a well-earned reputation for being a fantastic place to enjoy a top quality days fishing.

The holiday letting enterprise is based around self-catering from two traditional stone built cottages being the Lodge Cottage and Loch Side Cottage & Boathouse. Stable Cottage lies within a beautiful stone-built former coach house, which offers considerable scope for further development, and beside which is the Old Dairy which now acts as the laundry.

In the woodland behind the Lodge are five timber built chalets, three of which have been refurbished in recent times and the remaining two, habitable, but requiring upgrading inside.
All eight cottages have their own outdoor space as well as plenty of parking. The cottages are available to guests all year round along with fly fishing on the Loch in the season.

Further details of the fishing and accommodation can be found at the Coldingham Cottages & Fly Fishing website.

THE LOCH HOUSE

The Loch House is set in an elevated position with spectacular views over the loch and the sea beyond. It is a spacious, newly built, two storey house, in an attractive traditional style, using high quality modern materials, highly insulated and has double glazing throughout and with an air-source heat pump making it efficient to run.

The accommodation is set out over two floors and designed to take maximum advantage of the stunning outlook.

Ground Floor: vestibule, hall, utility room/boot room, w.c, open plan kitchen/dining room/snug/study and separate sitting room.

First Floor: three double bedrooms, two bath/shower rooms (one en-suite).

There is a lovely sunny terrace to the west and a gravelled terrace on the east, both overlooking the loch and sea and informal gardens blend the property into its natural surroundings. Outside are a useful range of outbuildings and stores, also newly built, and which include kennels.

ACCOMMODATION COMPRISES

Superb modern house and outbuilding built in traditional style overlooking the loch with 2 reception rooms, 3 bedrooms and 3 bathroom/shower rooms.

Useful outbuildings, garages and a line of 6 stables within a large walled garden to the rear of the steading building.

Courtyard steading and Stable Cottage, laundry/store, workshop, coach house and loft with considerable potential for further development.

Gate Lodge & Boathouse Cottage.

5 well-managed timber holiday chalets.

22 acre natural eutrophic loch.

Renowned trout fly fishery, member’s clubhouse, stone pump room housing aerator and stores.

Surrounding grazing and extensive woodland planting of about 35 acres.

In all about 57 acres.


DISTANCES

Coldingham Village 1.5 miles, Eyemouth 4.7 miles, Reston Train Station 4.6 miles, Berwick upon Tweed 14 miles, Dunbar 19 miles, North Berwick 30 miles, Haddington 29 miles, Edinburgh 47 miles. (All distances are approximate)


AREA INSIGHTS

Coldingham Loch is situated right on the wonderful Berwickshire coastline and lies about 1 ½ miles north of Coldingham village which is half a mile from the beach. Coldingham is a vibrant and popular village, set around the 15th century Priory and within a short walk of Coldingham Sands. The village has a local general store, butcher, two lively pubs and a fish and chip shop. There is also a café, an antiques shop and a well-regarded primary school.

The historic market town of Berwick-upon-Tweed lies about 15 miles south, just off the A1 and straddles the into Northumberland. Berwick houses all the major supermarket chains, good local shopping, several historical attractions within its mediaeval walls, numerous restaurants, cafes, The Maltings arts centre and a mainline train station, providing a regular service up and down the country, with London being only a 3 ½ hour journey.

Secondary schooling is on the doorstep with Eyemouth High School being only a short drive away. Belhaven Hill School in Dunbar and Longridge Towers School near Berwick are both very well thought of private schools in the area.

The village of Reston (3 miles) has a newly constructed Reston Train Station on the East coast rail line, offering a regular service into Edinburgh and is a sub-station of the main East coast rail line connecting London to Aberdeen.

There are several larger towns nearby, the closest being Eyemouth which is approximately 5 miles to the south along the coast. Eyemouth is a fishing port with a picturesque harbour and a sandy beach. It has an excellent range of amenities including a supermarket and a range of local shops including a first-class butcher, home bakery and fishmonger. Leisure facilities include a swimming pool and fitness centre, several public houses, and restaurants and marine activities.

Country and sporting pursuits are widely available and there are several golf courses within a short drive including Eyemouth, Dunbar, Goswick and Magdalene Fields in Berwick.

Trading Accounts

Accounts for the last three years are available from the Selling Agents.

Council Tax

Loch House - Band G.

Energy Efficiency Rating

The Loch House – Band C (Rating 78)
Stables Cottage – Band G (Rating 09)
Lodge Cottage – Band G (Rating 15)

Services

Mains electricity, mains water and private drainage. Lochside and Stable Cottage have LPG central heating and wood-burners whilst Lodge Cottage and the chalets all have electric panel heaters/radiators and electric showers. Lodge Cottage is the only one with an immersion heater and an open fire.

Fixtures and Fittings

Unless specifically agreed, items not mentioned in the sale particulars are excluded from the sale.
Fixtures, fittings and equipment required in the running and management of the fishery will be available separately with an inventory available from the Selling Agents.

All holiday lets will be sold as seen, including contents.