Unique Subterranean Lair For Sale in Scotland

This Unique Subterranean Lair is For Sale in Scotland with Gilson Gray – Offers Invited over £395,000.

The North Berwick Lair – A Fortress Reimagined

This is no ordinary development site. Rising discreetly above North Berwick, this former Victorian water reservoir is a structure of power, presence, and potential — a fortress-like relic waiting to be reborn as one of the most extraordinary private residences on the Scottish coast.

Set on an elevated half-acre plot, the property commands sweeping panoramic views over the town, coastline, and countryside — a vantage point as strategic as it is breathtaking. From its distinctive twelve-sided roofline to its concealed circular tank at the core, this B-listed landmark has all the gravitas of a secret stronghold. It is, quite simply, the makings of a lair.

A Rare Opportunity

Full Planning Permission in place for conversion into a six-bedroom residence with three reception rooms (Ref: 19/00700/P).

Bold Design Meets Heritage: approved architect’s plans blend striking contemporary living with the formidable geometry of the original 1905 structure.

Secure Compound: fully fenced and gated, ensuring privacy and seclusion.

Double Garage & Long Drive: planning consent includes ample, fortress-appropriate parking.

Commanding Vistas: views extend to Bass Rock, North Berwick Law, Tantallon Castle, and the surrounding hills.

Exceptional Scale: approximately 9,686 sq ft (900 sq m) of internal space — a circular volume of dramatic potential.

B-Listed Landmark: a dodecagonal roof crowns the original reservoir, preserved for its architectural and historic significance.

Elevated Position: a natural stronghold set high over the town, offering both presence and protection.

Untapped Services: quotations already in place for water, drainage, and electricity.

Heritage with Edge: one mile from North Berwick High Street, yet with all the atmosphere of a hidden retreat.

A Fortress for the Future

Originally designed in 1905 for utility, this circular reservoir now presents an opportunity for reinvention. Its sheer scale and unusual geometry invite a bold vision — whether a minimalist glass-and-steel dwelling concealed within historic walls, or a modern fortress rising discreetly from the landscape.

From its elevated plot, the site offers privacy and panoramic command of its surroundings — qualities any lair, whether superhero or supervillain, would demand. With planning secured, history protected, and vision invited, this is one of the most unique development opportunities on the Scottish coast.

The reservoir has stood silent for over a century. Its next chapter — and the story of the lair it may become — is now waiting to be written.