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Stunning 4 bedroom penthouse with private terrace, wonderful sea views, lift & private parking


Key Features

  • Stunning sea views
  • Large private roof terrace
  • Sought after development
  • Quality fixtures and fittings throughout
  • 4 Bedrooms
  • 1 Public Room
  • 3 Bath/Shower Rooms
  • Terrace
  • Allocated Parking Space
  • Electric Central Heating
  • EPC Rating D

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38 Hamilton Court is a stunning and individual 4 bedroom penthouse apartment which is situated in a sought after development within walking distance of the town centre and train station, there is lift access and private allocated parking in the secure underground carpark. The property has been cleverly remodelled by the current owners to create a unique and spacious home which maximises the space, light and outstanding sea views. There are quality fixtures and fittings throughout with bespoke design features which include a glass staircase. A large private roof terrace will add to the appeal with spectacular panoramic sea views and there is direct access to the beach and West Links Golf Course across the communal parking area and gardens to the rear. This delightful property would be suitable as a permanent or second home.

The accommodation, which is located on the third floor, is arranged over two floors and is accessed from a well maintained communal hall, with secure entry from the main door and the underground carpark, there is lift access from all floors and comprises - welcoming hall with bespoke glass staircase and feature lighting and useful cupboard; utility room; stunning, bright, and spacious open plan kitchen/dining/living room with wonderful views, two sets of French doors give access to the large roof terrace which enjoys panoramic sea views; kitchen area with an excellent selection of light modern units with breakfast bar and integrated appliances combined with ample room for dining and relaxing in this generous space; master bedroom with triple wardrobes, window to the side and Juliette balcony with sea views; contemporary en-suite shower room with large shower, twin sinks and WC; double bedroom 3 with fitted wardrobes, sea views and French doors to the balcony; family bathroom with bath, recessed television, separate shower, WHB and WC; and on the upper floor – modern glass staircase from the hall leads to a galleried landing; double bedroom 2 with walk in cupboard and Juliette balcony with sea views; en-suite shower room with WHB and WC; and bedroom 4 with access to the galleried area on the landing.


North Berwick lies on the East Lothian coast within easy commuting distance of Edinburgh and is one of the most sought-after towns in the county. It has a busy high street, with a wide range of local shops and restaurants and there is a Tesco and Aldi supermarket on the outskirts. North Berwick has two excellent golf courses, a yacht club, rugby club, tennis courts, a swimming pool and sports centre, and a luxury spa club is situated at the Marine Hotel. The town provides excellent local primary schooling and the well-regarded North Berwick High school. Private schooling is available at Compass in Haddington, Belhaven Hill in Dunbar, Loretto in Musselburgh with further choices available in Edinburgh. East Lothian has many fine walks by the sea and inland. Edinburgh can be reached in about 45 minutes by car or by train in half an hour and there are extensive bus services.


There is a spacious private roof terrace which enjoys wonderful views. The communal garden lies to the rear of the development and gives direct access to the Macdonald Marine Hotel next door. Residents of Hamilton Court are able to enjoy discounted membership to the spa, gym and also on food within the hotel. Residents can also enjoy direct access to West Links Golf Course from the gardens.


Hamilton Court benefits from a private underground secure car park, there is an allocated parking space within this and additional parking for visitors at the rear of the building in the secure gated parking area.

Fixtures and Fittings

The carpets, curtains, remote controlled blinds and light fittings throughout the property are included in the sale price together with the induction hob, double oven, extractor hood, fridge, dishwasher, washing machine, tumble dryer, wine cooler and the televisions. Some items of furniture will be available by separate negotiation.


The property benefits from energy efficient electric central heating and is double glazed throughout.  There is also underfloor heating in the family bathroom and both en-suite shower rooms.


The development is factored by Trinity Factors with an annual payment of approximately £2,544 payable per property for maintenance of the communal areas, lift and parking areas.

Interested parties are advised to request their own solicitor to note interest with us as soon as possible after viewing. The Seller shall not be bound to accept the highest or any offer. These particulars do not form part of any contract and the statements or plans contained herein are not warranted nor to scale. Approximate measurements have been taken by sonic device at the widest point. Services and appliances have not been tested for efficiency or safety and no warranty is given as to their compliance with any Regulations. Only offers using the Combined Standard Clauses will be considered. Offers received not using these clauses will be responded to by deletion of the non-standard Clause and replaced with the Combined Standard Clauses.

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Simpson & Marwick is the trading name of the Residential Property Division of Clyde & Co (Scotland) LLP, a limited liability partnership registered in Scotland under number SO305618 and with its registered office at Albany House, 58 Albany Street, Edinburgh, EH1 3QR, United Kingdom. Clyde & Co (Scotland) LLP is authorised and regulated by the Law Society of Scotland and uses the word "partner" to refer to a member of the LLP, or an employee or consultant with equivalent standing and qualifications. A list of members is available at:clydeco.com.