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Former Heugh Reservoir, The Heugh, North Berwick, EH39 5NP
Offers Over £450,000
For Sale
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North Berwick is one of Scotland’s most affluent coastal towns with a population of approximately 14,000 people. With its world-renowned links golf courses, vibrant town centre and white sandy beaches, the East Lothian town is highly sought after by visitors, residents and investors.

Situated approximately 25 miles east of Scotland’s capital city, Edinburgh, it benefits from close proximity to the A1 trunk road.  The town’s train station, meanwhile, provides regular direct services to Edinburgh Waverley, talking around 30 minutes to reach the city centre.

The property is located on the south-eastern fringe of North Berwick.  Just before leaving the town, at a roundabout, turn off the A198 onto Heugh Road which becomes High Brae.  After a sharp bend there is a turn into Heugh Steadings and the property is a further 200m up a single-track road.

From this elevated vantage point there are exceptional views of the town as well as local landmarks such as the Bass Rock, North Berwick Law, Tantallon Castle and the Lammermuir Hills.

The town’s High Street is approximately 1 mile away where there is wide range of local amenities available including independent and artisan shops, cafes, restaurants and takeaways.  Both Tesco and Aldi are within close proximity to the property.


The tank dates to 1905 and was roofed around 1911.  It provided North Berwick with cold water storage of treated water, brought across from Whiteadder Reservoir in the Lammermuir Hills, until it was decommissioned by Scottish Water around 2004.

The subjects comprise a large, bunded circular tank of brick and concrete construction.  Above ground, the tank has a pitched and slated roof with 12 sides making it dodecahedral in shape.  There are two timber doors with the north facing door providing access into the tank via a scaffold, metal staircase.

The plot on which the tank sits is a regular shape and is laid to grass.  Surrounding the property is a security fence with gated access.  On the western fringe of the site is a Scottish Water treatment facility and telecoms tower with farmland and existing residential dwellings to the east.


According to our recent measurement survey the premises extends to the following approximate gross internal area: 


Sq M





The plot on which the building sits extends to approximately 0.2 Ha (0.5 acres).


Our client is seeking Offers Over £450,000 (FOUR HUNDRED AND FIFTY THOUSAND POUNDS) for the benefit of the heritable interest.


Heritable (Scottish equivalent of freehold).


The property sits out with the North Berwick Conservation Area. 

According to our search of Historic Scotland’s listed building database the roof on the building is Category B listed.


We understand the property was granted planning permission on 10th April 2020. Planning application 19/00700/P states: “Alterations to redundant water tank to form 1 house and associated works”.   The CGI’s provided demonstrate the extent and layout of the proposed development

Interested parties are invited to make their own enquiries with the planning department of East Lothian Council.


The property has not been opted for tax so VAT will not be applicable.


The plot is not serviced but the vendor has quotes and schemes for water supply, surface and foul drainage, as well as an electricity connection.  Bringing gas to the site is possible but there is some distance between the mains and the plot itself.

There is a telecoms cable on site.


The EPC rating is G.

A copy of the recommendation report is available on request.


Each party shall bear their own legal costs with the eventual purchaser liable for any Land and Building Transaction Tax (LBTT) and Registration Dues.


By appointment through the sole selling agent, Allied Surveyors Scotland plc.

Iain W. Mercer BA, AssocRICS

Director of Commercial Agency (East)

T: 0131 357 4455 / 07713 626 887


Bernadetta Majewska BSc (Hons)

Graduate Commercial Surveyor

T: 0131 357 4455 / 07917 924 112

  • Unique development plot in the highly desirable coastal town of North Berwick
  • Available with the benefit of planning consent for an extensive six-bedroom house
  • Exceptional views to Bass Rock, Tantallon Castle, North Berwick Law and Lammermuir Hills
  • Exceptional views to Bass Rock, Tantallon Castle, North Berwick Law and Lammermuir Hills
  • Gross Internal Area approximately 900 sq m (9,686 sq ft)
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