13 Westgate is a beautifully presented Victorian, stone-built family home, ideally positioned in the highly sought-after coastal town of North Berwick. From the street, a wrought iron gate opens onto a charming pathway framed by well-established shrubs, leading to the front door. This opens into a traditional tiled vestibule, which in turn gives access to the welcoming central hallway.
The hallway leads to a generously proportioned sitting room, rich in period character, featuring a large bay window, attractive fireplace, and a log-burning stove. Off the corridor is a convenient ground floor shower with under floor heating and WC. To the rear of the house lies a spacious family room extending the full width of the property, with a further log-burning stove and a door opening directly onto the secure garden.
Flowing seamlessly from the family room is the extended kitchen and dining area, creating a superb entertaining space. Two sets of patio doors flood the room with natural light and provide access to the private rear terrace and garden. The kitchen is fitted with an extensive range of base units and full-height cupboards incorporating an under-counter sink, dishwasher, separate oven and combination steam oven and microwave, and an American-style fridge freezer. A central island, ideal for informal dining and entertaining, offers space for several bar stools and houses a five-zone induction hob. There is ample room for a large dining table, and a separate utility room completes the ground floor accommodation.
An elegant staircase rises from the hallway to the first floor, where a generous drawing room—currently used as a home office—enjoys a bay window with elevated views across the main beach and out to sea. The principal bedroom sits opposite, overlooking the garden and a striking seeded roof that bursts into colour during the spring months. Adjacent is a further bedroom, currently used as a dressing room and fitted with freestanding wardrobes. To the front of the house is a family bathroom with a traditional roll-top bath and under floor heating, along with a separate WC located at the foot of the staircase leading to the second floor.
The second floor offers three additional bedrooms, all featuring charming dormer windows and open views across the surrounding rooftops. This level is completed by a further family bathroom with under floor heating and separate shower and bath.

OUTSIDE

The generous south-facing rear garden is fully enclosed, offering a high degree of privacy, with a side gate providing access to the front of the house. The garden extends southwards from a paved terrace adjacent to the property, rising via a small set of steps to a lawn bordered by well-stocked flower beds. To the rear, steps lead to a door accessing the large private garage, which benefits from two roller doors, three off-street parking spaces, and an electric car charging point. The garage is accessed from St Andrews Street and offers excellent development potential, subject to the necessary planning consents.

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