Summary - INCHBIEL, HUMMEL ROAD, GULLANE EH31 2BG
6 bed 3 bath Detached
Large Edwardian/Victorian family home on 0.64 acres, moments from Gullane beach and golf.
Six principal bedrooms plus flexible seventh/games room
Approximately 5,259 sq ft across multiple storeys, ~17 rooms total
Large private plot circa 0.64 acres with mature landscaped gardens
Double garage with electric door and ample driveway parking
High ceilings, large windows, principal bedroom with balcony
EPC Rating E — energy performance and running costs to consider
Council Tax Band H — higher annual tax bracket
Property and grounds will require ongoing maintenance and updating
This substantial Edwardian/Victorian‑style detached villa offers generous, well‑proportioned family accommodation across three principal storeys plus attic. Set on about 0.64 acres of mature, landscaped grounds, the house delivers formal lawns, specimen trees, colourful borders and a large paved driveway with turning area — excellent for family privacy, outdoor living and entertaining.
Internally there are six principal bedrooms (plus a flexible seventh/games room), three bathrooms, large reception rooms including drawing and dining rooms, a kitchen‑breakfast room, utility, wine cellar and useful garden stores. Many principal rooms enjoy high ceilings, large windows and good natural light; the principal bedroom benefits from an en suite and balcony. A double garage with electric door adds practical parking and storage.
Practicalities to note: the EPC is band E and the property is in Council Tax band H, so running costs and energy performance will be material considerations. The house and extensive gardens will also require ongoing maintenance and periodic updating — ideal for buyers seeking a period property they can modernise to their own taste. Flood risk is low and the tenure is freehold.
Positioned moments from Gullane village amenities, championship golf and beaches, this home suits an established family seeking space, character and easy access to the coast while remaining within commuting distance of Edinburgh. For buyers prioritising a turnkey, low‑maintenance home, budget for energy improvements and garden upkeep is advisable.
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