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

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Property Description

Believed to date from the mid-1800s and formerly a manse, Kirk House is a handsome and substantial Category B listed semi-detached period home, set within beautiful, established gardens at the edge of the desirable coastal village of Kingsbarns. Constructed of stone beneath a slate roof, the property retains a wealth of charming period features while benefiting from sensitive upgrading and an impressive, light-filled garden room extension, resulting in flexible and elegant accommodation.

The house is entered via a welcoming entrance porch which opens into a spacious and gracious main hall, from which the principal reception rooms flow. At the heart of the home is the outstanding lounge, a beautifully proportioned space enjoying a lovely double aspect and centred around a striking fireplace with a large stove, complemented by fitted shelves and cupboards. Across the hall lies the study, generously proportioned and filled with natural light, offering a highly flexible space ideal for home working, relaxation, or use as a fifth bedroom.

To the rear of the property is the attractive Plain English fitted dining kitchen, complete with an Aga and separate cooker, and offering excellent storage and workspace. From here, the accommodation opens seamlessly into the exceptional garden room extension, a standout feature of the house. Impressively spacious and flooded with natural light from extensive glazing, this wonderful room enjoys views across the private walled garden and features double doors opening directly onto the grounds. Designed for year-round use, the garden room benefits from underfloor heating operated via a separate unit, together with a large wood-burning stove, creating a warm and inviting atmosphere in all seasons. Completing the ground floor are a rear hall with utility area and a useful additional shower room.

An elegant original staircase rises to the first floor where four well-proportioned bedrooms are arranged around a bright central hall. Bedroom one benefits from a charming en-suite bathroom, while the remaining bedrooms are served by a family shower room. A pull-down ladder provides access to a large attic, which includes a useful studio area, offering further flexibility for hobbies or creative use.

Externally, Kirk House is set within exceptional gardens and grounds that enjoy sun throughout the whole day and comprise three distinct areas. To the east lies the exquisite, sheltered walled garden, mainly laid to lawn and planted with a superb variety of mature trees, shrubs and specimen plants, along with an ornamental pond, gazebo, terrace and orchard. To the west is a delightful wild garden, dotted with bluebells and mature deciduous trees, creating a peaceful and natural setting. To the front, a neat, blocked driveway provides ample off-street parking and access to the garage and workshop, all framed by lawns, hedging and established planting.

More Details

EPC Rating - D
Council Tax Band - F
Tenure - Freehold

Summary of Accommodation

• Entrance porch
• Spacious main reception hall
• Lounge with wood burning stove and double aspect
• Fifth bedroom/Study
• Fitted dining kitchen with Aga and separate cooker
• Outstanding garden room extension with underfloor heating, large wood-burning stove and direct garden access
• Rear hall with utility area
• Shower roomFirst Floor:
• Four bedrooms, one with en-suite bathroom
• Family shower room
• Spacious landingAdditional:
• Large attic with studio area
• Garage, workshop and driveway parking

Location
Kirk House is situated at the edge of the charming and highly regarded coastal village of Kingsbarns, just south of St Andrews, and is positioned off the Main Street, offering a peaceful setting while remaining closely connected to village life. Kingsbarns is renowned for its strong sense of community, traditional architecture and exceptional access to the Fife coastline.

The village benefits from a thriving primary school and a popular community Inn, which acts as a social hub and hosts regular events including quiz nights and coffee mornings. Residents enjoy immediate proximity to the renowned Kingsbarns Distillery and the stunning coastal walking route that forms part of the Fife Coastal Path. The beach and sauna are just a five minute walk from the house, with the much loved Cambo Café reachable in approximately fifteen minutes on foot.

The area is internationally celebrated for golf, with the world renowned Kingsbarns Golf Links nearby, alongside numerous other prestigious courses in and around St Andrews. The historic university town of St Andrews, approximately ten minutes away by car, offers a comprehensive range of amenities including independent shops, cafés and restaurants, highly regarded schools, and a wide variety of cultural and leisure attractions.

Excellent transport links are available, with regular bus services connecting Kingsbarns to St Andrews, Dundee and surrounding villages. A school bus operates within the village, providing convenient transport to St Leonards School and Madras College. Mainline rail services to Edinburgh, Aberdeen and beyond can be accessed from nearby Leuchars station. With its blend of coastal beauty, rural charm and proximity to one of Scotland’s most desirable towns, Kingsbarns offers an outstanding lifestyle setting for permanent residence or a refined country retreat.

General Remarks & Information

Fixtures and Fittings:
Only appliances specifically mentioned in the sales particulars are included in the sale price. In all other aspects the treatment of fixtures and fittings within the relevant Conveyancing Standard Clauses apply.

Services:
Oil heating, mains water, electricity, broadband, telephone (subject to telephone providers’ regulations).

Viewing:
By appointment through Rettie St Andrews. 28 Bell Street, St Andrews, KY16 9UX. Email: standrews@rettie.co.uk Tel: 01334 237 700

Offers:
Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co. A closing date by which offers must be submitted may be fixed later. Please note that interested parties are advised to register their interest with the selling agents in order that they may be advised should a closing date be set. The seller reserves the right to accept any offer at any time.

Council Tax Band:
F

EPC Rating:
D

Postcode:
KY16 8SZ

Tenure:
Freehold

Particulars Prepared:
22nd April 2026

Internet Website
This property and other properties offered by Rettie & Co. & Rettie LLP's. can be viewed on our website at www.rettie.co.uk as well as Rightmove, OnTheMarket and The London Office.

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.

Important Notice

Rettie, their clients and any joint agents give notice that:
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.

All Rettie floorplans are drawn to RICS standard. 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 & Co. & Rettie LLP’s have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.

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.

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. Rettie use electronic verification, if this is not possible original documents are acceptable.

Misrepresentations
The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co. or Rettie LLP’s, 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.

The Purchaser(s) shall be deemed to acknowledge that they have not entered into contract in reliance on the said statements, that they are satisfied themselves 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.

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.

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