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Hope House is a stunning contemporary 5 bed family house

  • 5 Bedrooms
  • 3 Public Rooms
  • 4 Bath/Shower Rooms
  • Private Garden
  • Driveway
  • Oil Fired Heating
  • EPC Rating C

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Long, low and international describes this beautiful award-winning house. A Channel 4 'Grand Designs' house, this is a spacious, light-filled and modern building set against bold and impressive 18thC limekilns. With panoramic views from every window, the house looks across uninterrupted, stunning countryside.
The house was built by its current owners in 2007 to encompass green technologies, sustainable and locally supplied materials wherever possible. The house comprises up to 5 bedrooms, four with en suite bathrooms, a wonderful open plan kitchen / dining / family room, a walk-in pantry, a snug/ TV room, a large drawing room, cloakroom, boot room, a large double-height entrance, a laundry room, study or 5th bedroom, second kitchen and indoor garden.

The house has a living Sedum roof. The mature garden consists of a large outbuilding/barn, a pond, a patio with pizza oven in the kilns, a wild flower meadow, an orchard, a large fruit and vegetable garden and some significant tree planting.

Hope House has received both Saltire Society and Edinburgh Architectural Association Commendations.

Upper Floor

An external covered portico leads to the main entrance and into an internal reception hall with double-height glazing and superb countryside views. Here, the accommodation splits to the left and right: to the left, a guest WC & boot room and a large double bedroom with en suite bathroom with wonderful countryside views; to the right, a superb south-facing open plan living space which acts as the focal point for the house and incorporates an extremely well appointed kitchen with walk in pantry, island unit, integrated appliances and Caithness stone work tops and a spacious and light dining/family area with wonderful panoramic views and direct access to a full length south and west facing balcony. Leading off this exceptional room is a TV/cinema room behind a sliding wall/door, whilst at the far end of the house, through a walnut panelled drinks area, lies the principal sitting room with bespoke fitted book shelves, an open, working fireplace and a set of glass sliding doors leading out to a substantial south and west facing terrace and garden beyond.

A 'floating' staircase with double height ceiling leads down to the lower hall over an indoor garden.

Lower Floor

The lower hallway is lined with storage cupboards and has a concealed laundry room. The master double bedroom has an en suite bathroom with separate bath and shower. Down the hall, two further double bedrooms each feature en suite shower rooms and at the end of the building there is a sizable living space, currently used as a study, with, beyond it, a garden room currently kitted out as a second kitchen.


The house sits comfortably into the slope of the site where there was previously a large agricultural shed. Scottish Larch shingles echo the texture of the lime kiln walls, and have weathered to a very similar colour. Similarly the Larch sleeper cladding to the north elevation is robust, and emphasises the long, low nature of this elevation, leading the eye to the hills in the distance. Lime render on a wood fibre-based board is used in panels on the South and West elevations, while the sedum and crushed slate roof links visually and physically to the adjacent barn, returning to form an L-shape connection.


Located in a wonderful setting in the tranquility of the Midlothian countryside, the house is situated about 1/2 a mile outside the village of Pathhead. The A68 offers direct access to the north towards the city and south to the Scottish Borders. Pathhead has good local shopping and regular bus services into Edinburgh.


In addition to the decked terrace and balcony, the extensive garden grounds include manicured lawns around a picturesque swimming pond, a paved patio and bbq area between the two lime-kilns, a wild flower garden and a large bountiful fruit and vegetable garden with small polytunnel.

Outbuildings There is a large, traditionally constructed stone barn and two 18th C Lime Kilns

Access and


Access is down a private drive leading off a layby on the West side of the A68. There is ample open and covered private parking for several cars within the gravel driveway. In addition there is a separate access track which runs from the house, past the stone built barn and up towards a north access to the main road.

Fixtures and Fittings

The fitted carpets, blinds, light fittings, Range cooker and the garden shed are included in the sale.

The brass wall lamps in the guest bedroom, the bookcase on the rear wall in the study, all mirrors, the fridge freezer, dishwasher, washing machine and the tumble dryer are not included in the sale.


Mains electrical and water connections (including private fire hydrant connection). A separate metered electricity connection supplies the barn. An external oil-fired boiler supplies hot water to the pressurised water system and runs the underfloor heating throughout the main house. The house is CAT5 wired throughout.
Foul drainage septic tank.
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.