Commercial property to let (or buy) in Belhaven, Dunbar, East Lothian

Ocean House, 4 Brewery Lane, Belhaven, Dunbar, East Lothian, EH42 1PD

Available from: 1st July 2020

Location and Overview 

This is a rare opportunity to acquire the lease or ownership of the former smithy to what was previously the oldest independent brewery in Scotland (Belhaven Brewery). Ocean House is an immaculate, four-roomed property, with original red sandstone features and sash and case windows, which are traditional to Belhaven. Boasting views over the Lammermuir Hills, Belhaven Brewery (and its former manor house), and a park, the property is brimming with old and new character, ergonomically accommodating any business looking for offices of distinction, or for any small family wanting to convert to a two-bedroomed house. Perfectly proportioned, this building would ideally accommodate a dental surgery, accountants, estate agents/solicitors, hairdresser/beauty salon, e-business, start-up, or simply any firm seeking to provide a professional appearance. Interestingly, the property was designed and built originally for either commercial or residential purposes, and would require only minor modification for latter, e.g. installation of a kitchen and shower room. Located in the heart of Belhaven (Dunbar), Ocean House is close to the A1, and within easy walking distance of Belhaven beach, Belhaven Hill prep school, Dunbar Grammar school, Dunbar Primary School, Pumpkin Patch Nursery, and Winterfield Golf club. Formerly the headquarters and an architecture firm, then a thriving and successful international marine consultancy, a high-end kitchen manufacturer, and latterly a speakeasy, this is a perfect prospect for any business wishing to use these premises to flourish, servicing requirements of Belhaven and beyond. The offices formerly accommodated seven people comfortably, but desk space could be organised to exceed this number.



Externally, Ocean House has been renovated sympathetically, maintaining some of the smithy’s original walls, and thereafter using a combination of natural and reconstituted sandstone cornerstones and walls, and tasteful Belhaven-red-stone-chip render. The property includes off-road-driveway parking for one large vehicle (up to the size of a Mercedes Vito long-wheel base van), and potentially another smaller car, with a disabled access sign and hand rail. The entire building is double-glazed, with white-painted sash and case windows, and gas central-heating – a new boiler was fitted in winter 2019. The wall in the photo has since been removed and replaced with a railing, which allows more space for vehicles on the driveway.


The building is sunny and bright, even on the rarest of dark days in Dunbar. Walls and ceilings are newly painted pure brilliant white with ample LED spot lights (low-energy consumption) scattered throughout, and additional wall lighting on the stairwell. The building is fitted with both security and fire-detection systems, that are connected to the mains electricity and also powered independently, as are exit signs that light up in the event of a power cut. The entire building, save one room, is floored in tasteful, dark wood, oak-effect laminate. One room upstairs is floored in light-wood-effect laminate.


The entrance comprises a bright and inviting, well-lit vestibule (for coats and shoes).

Reception (office 1)

The reception contains a functional and newly-serviced alarm, a seating/waiting area (furniture in the pictures has currently been removed, and is for effect only, to demonstrate possibilities) and French doors to the front parking, which provides an over-sized access for the occupants to transport heavy furniture into the building. The desk and shelves in the photo have now been removed.

Downstairs washing room & WC

Washroom facilities comprise a large wall-to-wall Italian-trough-style-white-ceramic-wash basin, Italian waterfall tap, and integrated LED-spot-lighted-wall mirror, and an adjacent (separate) WC, with soft-close Italian toilet, with a ‘marine-themed’ porthole vent, and a heated chrome towel rail. The entire room is premium-quality-wet walled (for convenience) with extremely realistic, tasteful brown and beige marble-effect décor.

Downstairs office 2

There is a further rear office with single-garage dimensions, which can accommodate 2-3 desks, or, for example, a kitchen. External double French doors open onto the cobblestoned pavement (which runs along the property’s roadside), again enabling the occupants easy access with large furniture. The new gas boiler is also located in this room. 

Utilities hub

There is a large, bright, well-lit cupboard under the stairs, used formerly as the utilities hub which originally contained a small desk, a server, printer/fax/wireless and the electrics, which are enclosed in a cupboard, for neatness. This has also been referred to as the ‘Harry Potter Office’.

Stairwell & landing

The jazzy, well-lit, vaulted ceiling stairwell supports a metal-fire-proof stair, adding a twist of industrial modernity to this quirky building, which takes you to a mid-way landing, with a display cabinet, and more stairs to a further landing between the three rooms upstairs.

Upstairs WC

The upstairs WC has the same style as the downstairs WC, and comprises a motion-activated mirror above a small Italian-trough-style-white-ceramic-wash basin, with an Italian water-fall tap, an Italian soft-close toilet, porthole window and chrome heated towel rail. The white ceiling is vaulted and lit with a single LED spot. Again, this room is wet-walled with the same marble-effect décor. 

Main upstairs office 3

This lovely office is bright and large, with well-lit vaulted ceilings, a skylight, and integrated large wall shelving. The room can easily accommodate 2-3 desks, and hosts double French doors which open to a balconette with the elevated views described previously. In summer, these doors are often opened, adding a pleasant peaceful ambience to a working environment, away from the hustle and bustle of the central main town. The white shelves in the photo have now been removed.

Main upstairs office 4

Again, with vaulted bright ceilings, another two skylights, the smaller office can support 2-3 desks.

Utilities & extra furniture

The property was serviced formerly by BT with high-speed broadband and four separate phone lines (to all offices), so re-connection costs are minimal, as the infrastructure exists already. There is already a gas, water, and electricity supply that can be either taken over, or established newly. 

Rental conditions

Rental cost £695 per calendar month. There are four offices, but one lease (separate leases are non-negotiable, and payments must be received electronically from one individual, so if considering moving in with other businesses, this must be pre-arranged between occupants). There is no VAT on rental. The owners would consider sale of Ocean House at an asking price (no negotiation, as owners have no need, or future requirements to sell). The building has been renovated to perform dual office/residential function; inexpensive alterations would convert to a comfortable two-bedroomed house. This is a completely hands-off let to a commercial tenant that is responsible for all utilities (e.g. council tax, water, electricity, phone, broadband, etc.), responsible also for any maintenance, or repairs internally or externally, which falls under the lease agreement. Modifications/customisations can be made at the tenant’s cost, and at the commercial owner’s discretion. The property is immaculate, and in full-working order. The current tenant is moving out at the end of July 2021, so the office will be free from 1st July 2020, so there are no upfront renovation costs or repairs to perform – just move in and get started. Keep the premises clean and well maintained, and there will be no hidden horrors discovered down the line. The landlords are an extremely busy, commercial company, and the lease can either be arranged directly with them, or through an intermediary solicitors or estate agents if preferred.