Key details

Baila House, Upper Baila, Lerwick, ZE1 0SF
5 bedrooms • 2 reception rooms • kitchen / dining room • 3 bath / shower rooms (1 en-suite) • utility / kitchen • garage / workshop & garden shed
Offers over £395,000
By arrangement.
Closing date
12:00pm Friday 8th July

  • receptions 2 Reception Rooms
  • bedrooms 5 Bedrooms
  • bathrooms 3 Bathrooms
  • Council Tax Band: G
  • Energy Efficiency: D (66)


Super, five bedroom detached house set in around 0.3 acres in the sought-after Upper Sound residential area of Lerwick, enjoying a south-facing aspect and fine views over to the Ness of Sound and beyond to the sea and Bressay in the distance.

Offering substantial, very flexible accommodation arranged over two floors, the property provides very generous family accommodation, although as both floors have their own separate entrances, bedrooms, living spaces and kitchen and bathroom facilities, the lower floor would be ideal for use by a dependent relative, or could perhaps be used as holiday accommodation. The large conservatory is a particular feature, it as well as both first and ground floor living spaces, and the main kitchen / dining room, all being extremely generously proportioned. Oil-fired central heating throughout.

Externally the property has its own direct access from the street, plenty of well-established outside space, ample parking plus a large integral garage / workshop (with electric garage door) and a separate garden shed which could potentially be converted into a home office.

Viewing is essential to fully appreciate the extent and flexibility of the accommodation provided.

General Information

‘Baila House’ was originally built in 1993 using a Norwegian kit house as a basis, the ground floor being developed later in 2003, the ground floor being of concrete block construction, the upper floor being timber framed and clad. The property is fully double glazed, including the conservatory which was added in 2006, and central heating throughout is provided by an oil-fired boiler housed in the garage.

There is a separate access to both floors, each floor having living and bedroom accommodation, plus kitchen and bathroom facilities. Both floors also have their own electricity consumer units and separate phone lines.

The sale will include all fixed floor coverings, the blinds and light fittings, and kitchen appliances where noted although no warranties will be given. Some of the furniture may be available by separate negotiation.


The main entrance is at first floor level (although there is also entry at ground floor level either through the conservatory or via a separate door to the rear) steps leading up to a glazed door to a vestibule with a tiled floor and a large built-in cloak cupboard providing plenty of space for coats, shoes etc. From here a glazed inner door with full-height side window opens to the hall laid with real beech laminate flooring, pine doors off the main entrance area leading to the large kitchen / dining room to the left and the similarly sized living room to the right, the hall continuing at the end to three bedrooms (one presently used as an office), a bathroom and stair to the lower floor, lighting throughout the hall being provided by recessed ceiling spotlighting.

The living room is a bright, well-proportioned room with solid oak flooring a feature, the wide picture window to the front of the house enjoying the fine view southwards over the houses opposite to the Ness of Sound and the sea, artificial light being provided by a centre light and two matching wall lights.

Opposite the living room is the kitchen / dining room, again a very spacious room, and again with windows to the south, one to the dining area and one to the kitchen, enjoying the views, the whole space having laminate flooring. There is plenty of space for a large dining / living area and extensive fitted units to the kitchen provide ample cupboard and worktop space, the units including an integral double oven and hob with feature 'stone' effect arch over, corner carousels, a glazed display cabinet, plumbing for a dishwasher (included in the sale along with the fridge / freezer) and an inset 1½ bowl sink with electric waste disposal unit below the kitchen window. A further island unit with tiled work surface with spotlight fitting over, provides additional storage space. Centre light and matching wall lights to the dining area.

To the left of the hall passageway at the end, is the main bedroom, a well-proportioned room featuring an extensive run of fitted bedroom furniture providing a huge amount of fitted clothes space with wardrobes, drawers, dressing table and bed side cabinets (with new LED lights fitted), a large built-in shelved cupboard just inside the door providing additional storage space, a hatch with pull-down ladder providing access to the loft. Laminate flooring. Off the bedroom is en-suite with tiled shower enclosure with glazed screen / door, WC and wash hand basin, tiled floor and bathroom cabinet.

Next to the main bedroom is a family bathroom comprising a four piece suite plus a separate shower enclosure again tiled and with a glazed screen / door, but with an electric shower. The walls to dado height and the floor are tiled, and there is a mirror over the wash hand basin and two wall lights.

On the other side of the stairs down to the ground floor, is a single rear-facing bedroom with laminate flooring, and a large east-facing double bedroom, also with laminate flooring, presently used as an office.

The ash stair down to the lower floor which has borrowed light via glass block panels to the second bedroom, leads down to a rear lobby with rear entrance door and inner door to a hallway leading to the ground floor accommodation which comprises a large living space, two further double bedrooms, a kitchen / utility and shower room, the hallway also providing access to the integral garage at the end. On the left is a second kitchen / utility room with plenty of fitted units again including an integral oven and hob plus a cooker hood, inset 1½ bowl sink, glazed cabinet and plumbing for a washing machine and space for a tumble dryer etc., these appliances being included along with the fridge / freezer. Opposite is a shower room with an extra-large tiled shower enclosure plus a white WC and wash hand basin set on a fitted cupboard unit with large wall mirror and light over. Tiled floor. Under stair storage accessed via a small door.

Next to the kitchen is a door to the main living space, a very substantial area with plenty of room for living / dining areas, four ceiling spotlight fittings and laminate flooring, the room having a window to the side of the house plus an internal window to the conservatory. Given the size of this space it potentially could be sub-divided to provide extra rooms although this would be subject to any necessary consents required and prospective purchasers should satisfy themselves in this regard. From here a glazed door opens to the double glazed conservatory with a large window area to three sides allowing it to enjoy the sun from morning to evening, the window shelves providing ample space for plants etc.. It also provides a separate entrance to the ground floor accommodation and has power points and a ceiling mounted spotlight fitting.

Finally there are two further similarly sized double bedrooms both with laminate flooring, and a door to the integral garage / workshop, a large space with 'up & over' garage door with electric remote control, and two double glazed windows. There is extensive fitted work bench space to either side with additional shelving over, a small built-in cupboard, a sink unit with hot and cold water, and plenty of power points. The garage also houses the central heating boiler which supplies a radiator in the garage itself, and the 'Megaflo' water tank.

Rooms Sizes

On the First Floor:-

Living Room

Approx. 6.7m x 4.8m (22' x 15'8")

Kitchen / Dining Room

Approx. 7.25m x 4.05m (23'10" x 13'4")

Main Bedroom 1

Approx. 4.35m x 3.15m (14'3" x 10'4")

En-Suite Shower Room

Approx. 2m x 1.55m (6'7" x 5')

Family Bathroom

Approx. 2.9m x 2.4m (9'6" x 7'10")

Bedroom 2

Approx. 2.9m x 2.1m (9'6" x 7')

Bedroom 3 / Office

Approx. 4.35m x 3.4m (14'3" x 11'1")

On the Ground Floor:-

Main Living Space

Approx. 7.15m x 6.45m at widest points (23'6" x 21')


Approx. 5.65m x 3.55m at widest points (18’7” x 11’9”)

Kitchen / Utility

Approx. 3.5m x 2.65m (11'7" x 8'8")

Shower Room

Approx. 2.65m x 2.4m at widest points (8'9" x 8')

Bedroom 4

Approx. 3.45m x 3.35m (11’4" x 11')

Bedroom 5

Approx. 3.55m x 3.35m (11'8" x 11')

Garage / Workshop

Approx. 8.4m x 3.45m (27'6" x 11'4")


As noted the house sits in a large, well-established site estimated to extend to around 0.3 acres or thereby, with access directly off the south road out of town. In front of the house a tarred driveway leads past a substantial mature lawn on the right to a tarred parking area outside the house and the garage with space for five cars, a run of established trees along both sides of the front garden, and also along the roadside, providing privacy and shelter. There is a handy storage space below the stairs to the main door on the first floor.

There is access down both sides of the house to a large back garden area which is enclosed by a fence with stone chipped terraces immediately behind the house stepping up to a further rear lawn / drying green and a large 5.7m x 2.7m (19' x 9') detached garden shed which sits on a substantial concrete base. It has doors at either end and three double glazed windows, and was re-roofed and re-clad in 2019, and painted to match the house. It could potentially be lined and insulated to provide a home office space.

Council Tax

Understood to currently be Band G. Prospective purchasers should however contact Shetland Islands Council directly for confirmation. Details of Council Tax rates can be found on Shetland Island Council’s website at:

Property location

'Baila House' is situated on the north side of the A970 south road out of Lerwick, the house benefiting from its own direct access from South Road between the junctions with Upper Baila (first right after the roundabout by Sound School) and West Baila.


Important Information for Prospective Purchasers

This schedule is intended only to help you decide whether to view the property. We always recommend you view the property personally.

The information is believed to be correct, but it is not warranted and is not to form part of any contract of sale. All dates, distances, areas and room sizes noted are approximate and for use as a general guide only. Prospective purchasers should satisfy themselves as to the working condition or otherwise of any equipment such as central heating or kitchen appliances.

This schedule should not be taken as a comment on the condition of the property. This is a matter for your surveyor and we recommend that once you have found a property you are interested in, you obtain a survey report. We can provide details of surveyors if required.

Interested parties are advised to note their interest through their solicitor as soon as possible so that they can be informed if a closing date is fixed. Noting interest does not place any obligation on the seller to set a closing date or to give any noted interests the opportunity to offer. Whilst every effort will be made to advise noted interests of any closing date set, this cannot be guaranteed.

No responsibility will be accepted for expenses incurred by parties who have noted interest but do not get an opportunity to offer, or for any expenses incurred traveling to properties which have been sold or withdrawn.

We were very impressed with your professional manner and always keeping us up to date with progress.
Lee Thompson
Request Viewing
Baila House, Upper Baila, Lerwick, ZE1 0SF

Please telephone the sellers direct on 01595 696201, or contact our reception

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Baila House, Upper Baila, Lerwick, ZE1 0SF