9 Kinnear Court, Guardbridge, St. Andrews, Fife, KY16 0UE

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Property Description

9 Kinnear Court is a spacious and well-proportioned three-bedroom semi-detached home with the benefit of a substantial extension, generous gardens and a detached wooden garage. Occupying a desirable position within the popular village of Guardbridge, the property offers flexible family accommodation and attractive outdoor space, all within easy reach of St Andrews.

The accommodation is entered via an entrance porch leading into a welcoming hallway, which provides access to the principal reception rooms. The lounge is a bright and comfortable space, centred around a feature fireplace and enjoying a pleasant outlook to the front of the property. A generous dining room, forming part of the extension, provides an excellent setting for family dining and entertaining, while also offering superb versatility with potential for use as an additional bedroom.

The accommodation is entered via an entrance porch leading into a welcoming hallway, which provides access to the principal reception rooms. The lounge is a bright and comfortable space, centred around a feature fireplace and enjoying a pleasant outlook to the front of the property. There is also a generous dining room that forms part of the extension and provides an excellent setting for family meals and entertaining. which could alternatively be utilised as an additional bedroom, family room or home office.

The fitted kitchen offers good storage and workspace, with a practical layout ideally suited to everyday living. A ground floor WC completes the accommodation on this level.

Upstairs, the landing leads to three well-proportioned bedrooms. Two of the bedrooms are comfortable doubles and benefit from built-in storage cupboards, while a third bedroom offers flexibility as a child's room, guest room or home office. A family bathroom serves the first floor accommodation.

Externally, the property enjoys generous front and rear gardens. The front garden is mainly laid to lawn and complemented by a driveway providing off-street parking. To the rear, the garden has been thoughtfully landscaped with areas of lawn, gravel and terrace, alongside a raised section planted with mature trees, shrubs and established greenery, creating a private and attractive outdoor environment. A detached wooden garage provides useful storage and workshop space.

More Details

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

Summary of Accommodation
• Entrance porch
• Reception hall
• Lounge with feature fireplace
• Dining room/fourth bedroom
• Fitted kitchen
• Ground floor WC

First Floor:
• Two double bedrooms with built-in storage
• Third bedroom
• Family bathroom

Outside:
• Front garden
• Landscaped rear garden
• Patio and terrace areas
• Mature trees and shrubs
• Driveway with off-street parking
• Detached wooden garage

Location
Guardbridge is a thriving and increasingly sought-after village located approximately four miles west of St Andrews. Enjoying a picturesque setting on the banks of the River Eden, the village offers a strong sense of community and an excellent range of everyday amenities, including a convenience store, café, primary school and good public transport links.

The village is home to the University of St Andrews' innovative Eden Campus, while the nearby historic town of St Andrews provides an exceptional range of facilities including boutique shopping, restaurants, cultural attractions and world-renowned golf courses. Known internationally as the "Home of Golf", St Andrews also boasts beautiful beaches, a historic harbour and excellent leisure facilities.

The surrounding area offers superb access to outdoor pursuits, with the Fife Coastal Path, Tentsmuir Forest and numerous walking and cycling routes all within easy reach. For commuters, Leuchars railway station is located nearby, providing regular services to Dundee, Edinburgh and beyond, while excellent road links connect the village to Cupar, Dundee and the wider Fife region.

Combining generous family accommodation, attractive gardens and a convenient location close to St Andrews, 9 Kinnear Court presents an excellent opportunity to acquire a home in one of North East Fife's most popular villages.

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:
Mains, water, electricity and drainage.
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:
D

EPC Rating:
E

Postcode:
KY16 0UE

Tenure:
Freehold

Particulars Prepared:
10th July 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
All sellers and buyers will be required to complete Anti-Money Laundering (AML) checks via our specialist third-party provider, Coadjute, who conduct these checks on our behalf. These checks will include identity verification, proof of address, and proof of funds if applicable. For further information on how your personal data is processed, please refer to Rettie's Privacy Policy and Coadjute's Data Security Statement.

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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