Briar Rose
, 20 Smiddy Burn, Kingsbarns, St. Andrews, KY16 8SW

20 Smiddy Burn, Kingsbarns, St. Andrews, KY16 8SW
Under Offer
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Offers Over


Terraced House


3 Bedrooms


2 Bathrooms


2 Reception Rooms


Property Description

Stunning three-bedroom stone cottage in sought-after Kingsbarns

Beautifully presented three-bedroom cottage

Immaculate, bright, and spacious interiors

Enclosed south-facing rear garden and off-street parking

Conservation village setting

Less than seven miles from St Andrews

Minutes from Kingsbarns Golf Links and Beach

More Details

Tenure - Freehold
EPC - Band C
Council Tax - Band E

Property Details & Description

Entrance hallway, internal hallway, living room, dining room, kitchen, formal dining room, shower room

Three double bedrooms, bathroom

South-facing rear garden featuring decorative stones and planting along with a large log store.

Private off-street parking in a covered and gated parking area.

Lying on Smiddy Burn just a short walk from Kingsbarns Golf Links and the stunning beach, Briar Rose offers a desirable lifestyle in a most enviable setting. A stroll away lies the local parish church, primary school, and post office, along with a family-run hotel and pub set within an eighteenth-century coaching inn. The beautiful Cambo Estate with its Victorian walled garden is within easy reach as is Kingsbarns Beach and the world-famous Kingsbarns Golf Links, ranked in the top 100 courses worldwide, and co-host of the annual European Tour Alfred Dunhill Links Championship. For a greater array of leisure, retail, and dining, St Andrews home to the Old Course and Scotland’s oldest university is a short drive. There you will find bustling bars and restaurants, along with artisan retailers and popular high-street stores. Situated on the picturesque east coast of Fife, Kingsbarns is the ideal base from which to explore the characterful fishing villages that make up this scenic part of Scotland including Anstruther, St Monans, Crail, Elie, and Pittenweem. Dundee to the north is a forty-minute drive and Edinburgh to the south is approx. 90 minutes by car or just over an hour by train from Leuchars.

Surrounded by scenic countryside and beautiful coastline, Kingsbarns offers much for the outdoor enthusiast with pleasant walk and cycle routes as well as opportunities for leisurely days spent on the beach. There are world-renowned golf courses to enjoy including those at Kingsbarns Golf Links and The Old Course at St Andrews. Kingsbarns Beach boasts two miles of golden sands and there are several more to explore nearby such as those at St Andrews, Elie, and Tentsmuir. Kingsbarns Distillery, Visitor Centre, and Café; Crail Harbour; St Andrews Botanic Gardens, and Cathedral are just a few of the nearby tourist and cultural attractions to explore and there are several National Trust properties within reach including Kellie Castle and Hill of Tarvit. Primary schooling is available locally with high school provision at Madras College in St Andrews. Private options include those at St Leonards in St Andrews and The High School of Dundee. An efficient bus service connects Kingsbarns to towns throughout Fife, and there are railway stations at Leuchars, Cupar, and Dundee. Edinburgh International Airport is easily accessible.

General Description
Briar Rose is a beautifully presented stone-built cottage characterised by a stunning interior design, rustic charm, and timeless character. Stepping through the original stable door, the welcoming hallway awaits adorned with flagstone flooring in a natural hue complemented by crisp white walls. From here you move into the breathtaking dual-aspect living room. A striking white ornate mantlepiece frames a log-burning stove, while handsome wooden flooring, sash and case windows, and a calm colour palette enhance the rooms elegant ambience. Moving through this living and reception space you enter the south-facing versatile dining room. Seamlessly continuing the décor of the living room and featuring a corner window seat overlooking the rear garden it is not only ideal for informal gatherings but quiet moments of contemplation. A carpeted staircase takes you from here to a cosy double bedroom offering a tranquil retreat. Returning to the ground floor, an internal hallway which provides access to the rear garden leads to the generously proportioned dining area and adjoining kitchen. With a captivating rear garden aspect, the design-led kitchen showcases handcrafted under-base-lit cabinetry finished in a striking dark blue accentuated by gold-effect hardware, white metro-tiled splashback, and grey marble worktops. Alongside the Belfast sink, integrated appliances include an AEG oven, hob, and extractor hood. The kitchen is complemented by the sophisticated dining area equipped with built-in storage. Boasting a front-facing aspect it is the perfect place in which to entertain family and friends in style. This floor is completed by a classically styled rainfall shower room with a WC, washbasin, and chic monochrome décor. Ascending a second carpeted staircase with rope banister, you arrive at two light-filled and generously proportioned double bedrooms both of which provide restful retreats and have a beautiful finish along with built-in storage. They share access to a luxurious bathroom accessed via a set of small stairs and comprising of a freestanding roll-top bath, WC, and countertop oval washbasin set against wood panelling, a perfect blend of vintage charm and modern comfort.

Lying to the rear the expansive south-facing garden combines decorative stones and thoughtfully considered planting to create an idyllic space with a variety of seating areas in which to relax and entertain. The garden benefits from a large log store.

Ample off-street parking is provided by a gated and covered private area.

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 8SW.

Fixtures and Fittings
Only items specifically mentioned in the particulars of sale are included in the sale price. Additional items of furniture may be available by separate negotiation.

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

Mains water, electricity, and drainage.

Local Authority - Fife Council

EPC Rating - Band C

Council Tax - Band E

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 April 2024.

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.

Contact Us

Shona Burdis

Shona Burdis

Senior Sales Negotiator
Paul Banyard Cert CII (MP)

Paul Banyard Cert CII (MP)

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