West Ingliston Cottage (Formerly Ingliston Castle)
200 Glasgow Road, Edinburgh, EH28 8LY

FOR SALE

Unique land opportunity with prospective development potential
3-bedroom cottage, lodge house and out-buildings set in 6.5 acres
Two separately accessible helicopter pads with strong commercialisation potential
Scope to create house plots (subject to planning)
Situated on A8 Glasgow Road, 10 miles west of Edinburgh City Centre
Total Gross Internal Area approximately 242 sq m (2,605 sq ft)
Price on Application

LOCATION AND SITUATION

West Ingliston Cottage is located approximately 10 miles west of Edinburgh City Centre just off the westbound carriage way of the A8 Glasgow Road, a principal dual carriageway.

The property sits directly opposite the south-west corner of the Royal Highland Showground. Primarily, the principal access to West Ingliston Cottage is directly from westbound A8, crossing a cattle grid into a ‘private’ driveway. The Lodge and grounds share the same access road as the Norton House Hotel. Approaching from the east the properties are accessed via the A8. From the eastbound A8, turn off the dual carriageway at Edinburgh Airport to join the westbound carriageway and follow the signs for Norton House Hotel.

1-mile further west is the Newbridge roundabout where the M8 and M90 converge giving easy access to Central Scotland’s motorway network. The M9 and Queensferry Crossing are all also accessible from this junction.

Edinburgh Airport, Scotland’s busiest and the UK’s sixth largest, is 1.5 miles north-east providing routes to over 150 destinations around the world.

A wide range of retail shopping and supermarkets are available at nearby Gyle Shopping Centre and Hermiston Retail Park.

Royal Bank of Scotland’s global headquarters (Gogarburn) is only a 1.5 mile walk or cycle away.

The new ‘West Town’ development will be approximately 1 mile away on the north side of the A8 with first occupation anticipated in early 2026.

ACCOMMODATION DESCRIPTION

The opportunity comprises two detached single storey properties with garage, stores and outbuildings.

These are set amidst mature landscaped gardens arranged around a series of manmade clay-based ponds and lawns. There is direct vehicular access from Glasgow Road with the properties enjoying a legal right of access over the Norton House Hotel access road. Its principal car entrance/exit to the A8 is over a cattle grid on the northern boundary of the site.

During the 1970’s, this once flat area of land was excavated and shaped by its previous owner to create an undulating and unique landscape. Earth and large boulders excavated during the construction of the Edinburgh City Bypass were decanted here and individually placed to form large-grassed mounds, islands and pond edges. The water system is fed by rainwater and natural spring and requires no upkeep or maintenance. The ponds are inter-connected by pipework and there is an overflow which connects to a culvert on the eastern boundary.

West Ingliston Cottage 145 sq m (1,561 sq ft)

Originally, this was three individual cottages but was converted to a single dwelling by the previous owner. It now forms a generously proportioned cottage with kitchen, lounge with french windows, master bedroom and en-suite, two double bedrooms and a recently modernised shower room.

The cottage overlooks an elevated and south facing decked seating area with pond. The owner has cleverly utilised the roof of a store to create an additional seating area with views over the central ponds.

The Lodge 56 sq m (603 sq ft)

Located adjacent to the principal vehicular entrance, the property was neglected until the current owners extensively and sympathetically repaired the property throughout.

This stone-built property is visible from the A8 and comprises an open plan living and kitchen area with a gas stove, a conservatory, double bedroom and shower room. There is private parking adjacent.

The property contains many original features including African mahogany wood flooring recovered from Edinburgh’s Usher Hall and stone gargoyles. The property was originally a gatehouse to the home of the Usher family (now Norton House Hotel & Spa).

The property offers short-term letting potential subject to being granted a short-term letting license from City of Edinburgh Council. It was listed on Airbnb for 10 years prior to the recent legal changes regarding STL (short-term letting).

Garage 41 sq m (441 sq ft)

To the left of the cottage is a well-appointed car garage with toilet and two up and over electric doors.

Helicopter Pads

Forming part of the land sale is two active helicopter pads benefitting from their own separate gated access approximately 150 metres after the access to the Lodge and cottage. The principal pad benefits from landing lights (mobile app control) facilitating nighttime landings and has a direct line of sight to the Air Traffic Control Tower at Edinburgh Airport.

The pads are currently used infrequently however there is proven demand from commercial and private operators which could see a new owner significantly scale up their commercial potential through landing fees. The fees generated are £200 per landing with Edinburgh Airport charging around £1,300 per landing, allowing scope for increased revenue.

OFFERS

Offers should be submitted in Scottish Legal Form to the selling agents Allied Surveyors Scotland Ltd. It is the vendor’s preference to receive offers which are not subject to planning consent. A closing date by which offers must be submitted may be fixed later. Please note that interested parties are advised to register their interest with the selling agents in order that they may be advised should a closing date be set. The seller reserves the right to accept any offer at any time.

TENURE

Freehold.

TOWN PLANNING

The subjects form part of the Edinburgh Green Belt. The land on which the subjects sit are noted in the Local Development Plan as ‘Safeguard for Potential Relocation of Royal Highland Centre’. Interested parties are invited to make their own enquiries with the planning department of City of Edinburgh Council.

SERVICES

The properties are served by mains gas heating, mains electricity and water. Foul drainage is by septic tank.

FIXTURES AND FITTINGS

All appliances, white goods, fixtures and fittings pertaining to the properties will be included within the sale price.

COUNCIL TAX

West Ingliston Cottage: Band ‘G’ – the council tax incorporates the entire property.

LEGAL COSTS

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

ANTI-MONEY LAUNDERING

The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 came into force on 26th June 2017. This now requires us to conduct due dilligence not only on our client but also on any purchasers or occupiers. Once an offer has been accepted, the prospective purchaser(s)/occupier(s) will need to provide, as a minimum, proof of identity and residence and proof of funds for the purchase, before any transaction can proceed.