The Cottage, Boarhills

, St. Andrews, KY16 8PP

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• Floorplan
• EPC

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Property Description

Delightful and charming four-bedroom detached home in Boarhills with a beautifully-kept garden

Well-presented, spacious, and bright south-facing interiors

Four generously proportioned bedrooms, two with en-suites

Beautifully-kept mature garden and double garage with family room/office

Picturesque and peaceful hamlet

Four miles from St Andrews and minutes from Kingsbarns Golf Links and Beach

More Details

EPC Rating - C
Council band - F
Tenure - Freehold

Property Details & Description
Accommodation

GROUND FLOOR
Living room, dining kitchen, utility, bedroom with en-suite, WC.

FIRST FLOOR
Hallway, three bedrooms, one with en-suite, bathroom.

EXTERIOR
Beautifully kept mature garden.

Detached double garage with versatile family room/office.

Situation
Lying four miles south-east of St Andrews in the small and peaceful hamlet of Boarhills a village on the Fife Coastal path, The Cottage is positioned in an idyllic yet convenient setting. 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 just a ten-minute drive away, with a regular service on the 95 bus. There you will find bustling bars and restaurants, along with artisan retailers and popular high-street stores. Boarhills 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 Boarhills 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, and Craigtoun Country Park, 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 in Kingsbarns 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. There are railway stations at Leuchars, Cupar, and Dundee. Edinburgh International Airport is easily accessible.

General Description
Blending spacious, well-presented, and light-filled south-facing interiors with a beautifully kept mature garden, this detached four-bedroom home in the peaceful hamlet of Boarhills promises a wonderful lifestyle. An idyllic gated garden looking across to rolling fields and flanked by a sweeping gravel driveway and stone-clad double garage, welcomes you to this charming home. From here, step inside to a bright and inviting south-facing living room, where a large portrait window frames the garden and bathes the space in natural light. With its calm, neutral colour palette, soft carpeting, and a log-burning stove set within an oak mantle, the room exudes rustic charm and relaxed comfort. A few steps lead down to the spacious dining kitchen, perfectly positioned to enjoy stunning south-easterly views over the garden through expansive windows. With direct garden access, it's an ideal space for entertaining, unwinding, or everyday living. The kitchen is tastefully styled and features wall and floor cabinetry in a natural hue, smooth gloss worktops, and a range of high-spec integrated appliances including a hob, eye-level grill, and oven. An adjoining utility room provides additional storage and access to the garden/street and a convenient WC/cloakroom. Returning through the living room, you'll find a bright and peaceful principal double bedroom with southerly views over the garden, an elegant décor, and a contemporary en-suite shower room. Upstairs and accessed via carpeted stairs from the living room, are three further generously sized double bedrooms, all enjoying a stunning southerly outlook across the garden. The largest of the three includes built-in wardrobes and a substantial en-suite bathroom complete with a bath, wall-mounted shower, WC, and washbasin. The remaining two bedrooms share a traditionally styled family bathroom. Completing the accommodation is a versatile, skylit family room or office located above the garage. Carpeted and full of natural light, it offers the perfect private space for working from home, or a teenage hideaway.

Exterior
Adjacent to rolling fields, the beautifully kept garden previously part of the Scottish Garden Scheme showcases a lush, manicured lawn with established hedges, blossoming trees, and pretty borders, the perfect place to relax and entertain.

Off-street parking is provided for by a gravel driveway and double garage.

General Remarks & Information

Satellite Navigation
For the benefit of those with satellite navigation the property’s postcode is KY16 8PP

Fixtures & 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.

Services
Mains water, electric and drainage. Oil central heating

Council Tax
Band F

EPC Rating
Band C

Local Authority
Fife Council

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

Deposit
A deposit of 10% of the purchase price may be required. It will be paid within 7 days of the conclusion of Missives. The deposit will be non-returnable in the event of the Purchaser(s) failing to complete the sale for reasons not attributable to the Seller or his agents.

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.

Websites and Social Media
This property and other properties offered by Rettie South LLP can be viewed on our website at www.rettie.co.uk as well as our affiliated websites at www.rightmove.co.uk zoopla.com, www.primelocation.com, www.s1homes.com and www.thelondonoffice.co.uk

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.

Misrepresentations

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 South Llp, 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 mis-statement 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 South LLP 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.

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