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Dining Room

For Sale £590,000 Fixed price

5 Bedroom Stone House

Ugston Mill, Spittalrig Farm, Haddington, EH41 3SU

Key Features

  • £85,000 Below Home Report
  • Charming Deceptively Spacious 5 Bed Family Home with 3 Reception Rooms
  • Stunning Kitchen/Dining/Living Area with Bi-Folding Glass Doors
  • 3/4 Acre of Land Including Huge Stone Barn
  • Lovely Adjoining Conservatory
  • Some Parts of House Currently Used as AirBnB
  • Delightful Private Garden Area
  • Situated Within a Few Miles of Haddington
  • Wonderful Family Home
  • Call NOW 24/7 or book instantly online to View


Situated on the outskirts of Haddington, Ugston Mill is a charming, deceptively large 5 bedroomed cottage sitting in secluded enclosed gardens expanding to approximately 3/4 acre of land. This property brings to the market a rare opportunity to purchase a fabulous unique family home.

Originally a cottage and a bothy which have been stylishly joined together now boasting a split level stunning property that offers flexible living styles. The property, entered by the main front door brings you into a welcoming entrance hallway with cloakroom and wc. From there you enter into the superb Kitchen/dining /living area and on your right hand side there is a good sized utility room housing wall and base mounted kitchen units for storage as well as a washing machine and tumble dryer. The kitchen/dining /living area has an abundance of natural light flowing in from 5 velux windows and along one wall there are glass paned bi-fold doors opening out into the charming mature gardens with an open outlook towards the hills. The kitchen has ample wall and base mounted units in oak as well as a large island unit and a 4 oven Aga. This kitchen /dining /living area is the centre of this family home and the focal area of the house. Through another set of glass paned bi-fold doors takes you into the lovely spacious yet cosy sitting room which also looks onto the rear garden. This room has a wood burning stove. Moving on through the sitting room at the far end brings you into a square hallway with access to bedrooms 2, 3 and 4 and also the 2nd bathroom.

There is a vestibule leading out to an external door which leads into the rear garden. Moving back through the sitting room there is access at the other end of the room to a study/snug room which then leads into a small internal passage way with access to a shower room and bedroom 5. This area of the property can be accessed completely separately to the house if desired e.g. A granny flat or an option for Airb&b. On the other side of the kitchen/dining/family room you access another hallway which leads you to a sumptuous bathroom, linen room, bedroom 1 and the conservatory. This house has a lot of flexibility for different living styles.

The property sits in approximately 3/4 acre of land with a large stone barn (approx 40m long) at the bottom which has in the past had planning consent although this has now lapsed. The charming mature gardens can be viewed from many of the rooms in the property. At the front of the property there is a gravel drive with space for 2 cars and additional parking can be found beside the barn.

Haddington is situated in East Lothian and is the County Town of the area. It is approximately a 30 minute drive into Edinburghs city centre making it an excellent commuter town for the city worker with good road links to the A1 heading into Edinburgh city centre or heading Southwards in the opposite direction on the A1. There are train stations in nearby Drem and Longniddry and also a frequent bus service to Edinburgh.

Whilst only 17 miles away from Edinburgh and everything it has to offer, you are on the doorstep of beautiful beaches and scenic countryside. East Lothian is a very popular cycling and walking area and a golfers' paradise with a variety of Links, Parkland and Championship Standard courses within a 10-15 minute drive: Gullane, North Berwick, Muirfield, Archerfield, Renaissance, to name but a few. Popular market town of Haddington, East Lothian with its good local schools, independent prep school, abundance of independent retailers and Tesco Supermarket.

There are lovely beaches nearby at North Berwick, Yellow Craigs and along the coastline. The river Tyne runs through Haddington where you can enjoy lovely riverside walks. There is a local sports centre which houses a swimming pool. There are also a number of excellent local restaurants and country inns in Haddington and the surrounding towns of Gifford, Gullane, Dirleton and North Berwick making this a fabulous place to live.


This home includes:

  • Entrance Hall

    3.62m x 2.16m (7.8 sqm) - 11' 10" x 7' 1" (84 sqft)

    Spacious entrance hall with cloak area and wc. Tiled flooring. Coat hooks.

  • WC

    2.1m x 0.98m (2 sqm) - 6' 10" x 3' 2" (22 sqft)

    Attractive modern fitted wc and wash hand basin in neutral tones with part tiling. Tiled flooring. Velux window.

  • Utility Room

    2.4m x 1.9m (4.5 sqm) - 7' 10" x 6' 2" (49 sqft)

    Large utility room fitted out with wooden fronted wall and base mounted units. Washing machine, tumble dryer and a commercial dryer. Tiled flooring.

  • Open Plan Dining/Kitchen/Family Room

    8.69m x 5.47m (47.5 sqm) - 28' 6" x 17' 11" (512 sqft)

    This fantastic central focal point of the property is a great get together area for family living. The kitchen and dining areas are separated by the island still leaving lots of space for a large dining table and then a couple of sofas by the bi-fold doors to sit and enjoy the garden view and beyond.

  • Sitting Room

    7.13m x 4.03m (28.7 sqm) - 23' 4" x 13' 2" (309 sqft)

    Through glass paned bifold doors from the kitchen/dining area takes you into this rear facing sitting room overlooking the lovely mature gardens. This room has a wood burning stove giving a homely feeling to sit and relax in.

  • Study

    3.24m x 2.9m (9.3 sqm) - 10' 7" x 9' 6" (101 sqft)

    Bright and sunny with triple aspect windows to the front of the property. Study or could be used as a small snug, this room leads through to a passageway where you will find a modern shower room with wc and then Bedroom 5 which can be accessed externally making this the part of the house that could be used as an Airbnb.

  • Bedroom 5

    3.25m x 3.05m (9.9 sqm) - 10' 7" x 10' (106 sqft)

    Can be accessed by a separate entrance, this room together with the shower room can be used as an Airbnb.

  • Shower Room

    1.97m x 1.63m (3.2 sqm) - 6' 5" x 5' 4" (34 sqft)

    Modern fitted shower room with wet wall in the shower area. Partly tiled. Heated towel rail. Tiled floor.

  • Inner Hall

    2.06m x 1.23m (2.5 sqm) - 6' 9" x 4' (27 sqft)

    Inner hall leading from study to bedroom 5 and shower room.

  • Bedroom 2

    3.6m x 3.48m (12.5 sqm) - 11' 9" x 11' 5" (134 sqft)

    Good sized double bedroom with rear view overlooking the garden. Fitted wardrobes.

  • Bedroom 3

    3.49m x 2.9m (10.1 sqm) - 11' 5" x 9' 6" (108 sqft)

    Bright double bedroom to the side of the property. Curtained wardrobe area.

  • Bedroom 4

    3.39m x 2.85m (9.6 sqm) - 11' 1" x 9' 4" (103 sqft)

    Bright double bedroom also to the side of the property.

  • Bathroom

  • Hallway

    6.25m x 0m (0 sqm) - 20' 6" x 0' (0 sqft)

    Spacious bright hallway naturally lit by 3 low level windows overlooking the charming gardens.

  • Bathroom

    2.98m x 2.57m (7.6 sqm) - 9' 9" x 8' 5" (82 sqft)

    Large, bright and spacious luxurious bathroom comprising wc, wash hand basin with storage, double shower unit and separate bath.

  • Bedroom 1

    4.12m x 3.84m (15.8 sqm) - 13' 6" x 12' 7" (170 sqft)

    Lovely bright and spacious bedroom with dual aspect windows and french doors leading into the conservatory. There are large double built-in wardrobes.

  • Conservatory

    3.78m x 3.58m (13.5 sqm) - 12' 4" x 11' 8" (145 sqft)

    Large conservatory with double doors leading onto steps with some decking into the garden area. Terracotta tiled floor

  • Laundry Room

    1.96m x 1.3m (2.5 sqm) - 6' 5" x 4' 3" (27 sqft)

    Situated off the main bathroom.

    Please note, all dimensions are approximate / maximums and should not be relied upon for the purposes of floor coverings.


Additional Information:

  • Council Tax:

    Band F

  • Energy Performance Certificate (EPC) Rating:

    Band E (39-54)

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