Kirk House
, 18 Main Street, Kingsbarns, St. Andrews, KY16 8SZ

18 Main Street, Kingsbarns, St. Andrews, KY16 8SZ
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Semi Detached House


4 Bedrooms


3 Bathrooms


2 Reception Rooms




Property Description

Beautiful former manse with lovely walled and wild gardens.

Delightful extended period accommodation, circa 2,960 sqft

Flexible living space over 2 levels, large attic with studio

Outstanding garden room extension

Stunning gardens and grounds with gazebo and ornamental pond

Garage, workshop, driveway parking

Magnificent edge of village location, close to the coast

Convenient for Kingsbarns Golf Course and Distillery, close to St Andrews

Category B listed & Conservation Area

Council Tax F
Tenure Freehold

Property Details & Description


Ground Floor:
Entrance Vestibule, Hall, Sitting Room, Dining Room, Garden Room, Kitchen, Shower Room.

First Floor:
Four Bedrooms (1 En-Suite), Shower Room, Hall.

Attic Floor:
with studio room





Driveway Parking

Magnificent Kirk House is delightfully and quietly situated in the centre of the sought-after conservation village of Kingsbarns. The village offers some useful local amenities including a primary school, church and a pub, with Crail (2 miles) providing a good range of shops, services and facilities as well as picturesque harbour. From Kingsbarns there is easy access to all of the other East Neuk villages including Anstruther, Cellardyke, St Monans and Elie. The ancient and historic coastal town of St Andrews is only 8 miles to the north and offers an excellent range of facilities along with a highly regarded university and is also known world-wide as the Home of Golf. About seventeen miles to the north–west lies Cupar, Fife’s thriving county market town which also provides a good range of services. In terms of city amenities, Dundee is about 23 miles to the north and Edinburgh about 51 miles to the south via the Queensferry Crossing. Surrounding Kingsbarns is an area of truly glorious Fife countryside comprising a wonderful mix of fertile farmland, woodland, hill, stunning coastline and river. The result is home to an array of wildlife and for the outdoor enthusiast offers access to a wide range of recreational pursuits including riding, cycling, walking, sailing and of course golf, with many highly rated courses within easy reach including the courses at Kingsbarns itself, Crail (seventh oldest golf club in the world), The Castle, The Fairmont, Elie and also the numerous fine courses in and around St Andrews. The British Open returned to the Old Course in 2022 for its 150th anniversary. State schooling is available locally with private schooling being provided at St Leonards in St Andrews and the High School of Dundee. There are railway stations at Leuchars, Cupar, Ladybank, Markinch and Kirkcaldy with Edinburgh Airport less than an hour and twenty minutes to the south.

General Description
Believed to date from the mid 1800’s, and formerly a manse, Kirk House is a wonderful B listed semi-detached period property which has been sympathetically upgraded and significantly extended with addition of a stunning garden room in recent times. Handsome and impressive, the house has a charming stone façade under a slate roof with the fabulous private walled garden to the east and lovely wild bluebell garden to the west. The extensive and flexible accommodation is arranged over two floors and extends to circa 2,960 sqft, retaining many delightful period features. At the heart of the house is the impressive main sitting room with lovely double aspect, beautiful fireplace with large stove, and fitted shelves and cupboards. Across the spacious main hall is the formal dining room, very well-proportioned and bright - ideal for entertaining – whilst to the rear is the gorgeous fitted kitchen, very well-appointed and complete with Aga and separate cooker. Off the kitchen, looking over the delightful and extensive private walled garden, is the outstanding garden room extension which is impressively spacious and has double doors out to the garden along with large stove. Completing the ground floor is the rear hall, useful additional shower room and entrance vestibule. The gracious original main staircase leads up to the first floor where there are four lovely bedrooms (one with charming en-suite bathroom), family shower room and spacious hall. A pull-down ladder gives access to the capacious attic which also includes a useful attic studio area.

Kirk House is Category B listed and stands in a Conservation Area.

Early viewing is advised.

The wonderful, sizeable garden at Kirk House is an absolute delight and comprises three mains sections, being the stunning private walled galled to the east, the main drive and parking area to the front, and the lovely wild bluebell garden to the west. The exquisite sheltered walled garden is essentially laid to lawn with a delightful mix of specimen plants, trees and shrubs, along with an ornamental pond, gazebo, terrace and orchard. The wild garden area is also down to grass with flowers growing through and a selection of large mature deciduous trees and colourful shrubs, whilst to the front of the house is a neat, blocked driveway edged by low hedges, shrubbery, and lawns. There is ample parking.


Workshop – to rear of garage


General Remarks & Information

Viewing is strictly by appointment with the selling agents Rettie & Co, 28 Bell Street, St Andrews KY16 9UX. Tel: 01334 237700.

Satellite Navigation
The property’s postcode is KY16 8SZ.

Fixtures and Fittings
Only items specifically mentioned in the particulars of sale are included in the sale price.

Entry & Possession
Entry and vacant possession will be by mutual agreement and arrangement.

Mains water, electricity, and drainage.

Oil fired central heating.

Local Authority
Fife Council

EPC Rating
Band E

Council Tax
Band F

Home Report
A Home Report incorporating a Single Survey, Energy Performance Certificate and Property Questionnaire is available for parties genuinely interested in this property. Please contact us, either by telephone or via the website entry for this property, to request a copy. No charge is made for electronic copies; a paper copy can also be made available from our offices or by post, at a charge of £20 to cover reproduction and administrative costs.

Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co at 28 Bell Street, St Andrews KY16 9UX.

Servitude Rights, Burdens & Wayleaves
The property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes whether contained in the title deeds or informally constituted and whether or not referred to above.

Particulars and Plans
These particulars and plan are believed to be correct, but they are in no way guaranteed. Any error, omission or misstatement shall not annul the sale or entitle any party to compensation nor in any circumstances give grounds for action at law.

The photographs in this brochure date from May 2023

Websites and Social Media
This property and other properties offered by Rettie & Co can be viewed on our website at as well as our affiliated websites at, and In addition, our social media platforms are, RettieTownandCountry,, RettieandCo, Instagram and LinkedIn.

Proof and Source of Funds/Anti Money Laundering
Under the HMRC Anti Money Laundering legislation all offers to purchase a property on a cash basis or subject to mortgage require evidence of source of funds. This may include evidence of bank statements/funding source, mortgage, or confirmation from a solicitor the purchaser has the funds to conclude the transaction. All individuals involved in the transaction are required to produce proof of identity and proof of address. This is acceptable either as original or certified documents.

1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co, the selling agent, are responsible for such faults and defects, nor for any statement contained in the particulars of the property prepared by the said agent.

2. The Purchaser(s) shall be deemed to acknowledge that he has not entered into contact in reliance on the said statements, that he has satisfied himself as to the content of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the seller or the said agents in relation to or in connection with the property.

3. Any error, omission or misstatement in any of the said statements shall not entitle the purchaser(s) to rescind or to be discharged from this contract, nor entitle either party to compensation or damages nor in any circumstances to give either party any cause for action.

Important Notice
rettie & Co, Their Clients And Any Joint Agents Give Notice That

1. They are not authorised to make or give any representations or warranties in relation to the property either in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.

2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive and it should not be assumed that the property remains as photographed. Any error, omission or misstatement shall not annul the sale, or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Rettie & Co. have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.

3. All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn.

More Details

Situation: Private Garden
Council Tax Band: F
Tenure: Freehold

Contact Us

George Lorimer

George Lorimer

Paul Banyard Cert CII (MP)

Paul Banyard Cert CII (MP)

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