22 Kinnessburn Road, St. Andrews, Fife, KY16 8JA

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Property Description

22 Kinnessburn Road is a charming and well-presented one-bedroom property enjoying a highly convenient position within walking distance of the centre of St Andrews. Benefiting from private parking, its own entrance and bright, well-proportioned accommodation throughout, the property represents an excellent opportunity for first-time buyers, investors, professionals or those seeking a well-located pied-à-terre in this sought-after coastal town.

The property is accessed via an external staircase leading to a private front door and welcoming entrance hall. Internally, the accommodation is bright and thoughtfully arranged, with a spacious sitting room providing an attractive principal living space. Large windows and a neutral decorative palette create a light and airy atmosphere, while the layout offers flexibility for both relaxing and entertaining.

The dining kitchen is well equipped with modern cabinetry, generous worktop space and room for informal dining, making it a practical and sociable heart of the home. The double bedroom is comfortably proportioned and benefits from excellent natural light, while the contemporary shower room completes the accommodation.

Further benefits include gas central heating, double glazing and the rare advantage of private off-street parking. With strong demand for both permanent and rental accommodation within St Andrews, the property is well suited to owner-occupiers and investors alike.

More Details

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

Summary of Accommodation
• Private entrance
• Entrance hall
• Spacious sitting room
• Dining kitchen
• Double bedroom
• Shower room

Outside:
• Private parking

Additional Features:
• Gas central heating
• Double glazing
• Excellent investment potential

Location
Kinnessburn Road enjoys a convenient position on the western side of St Andrews, within easy walking distance of the town centre, university, beaches and golf courses. The property is situated alongside the attractive Kinness Burn, providing a pleasant setting while remaining close to all the amenities that make St Andrews one of Scotland's most desirable places to live.

Renowned worldwide as the "Home of Golf", St Andrews offers an outstanding lifestyle with an exceptional range of independent shops, cafés, restaurants and leisure facilities. The town is also home to the internationally acclaimed University of St Andrews, which contributes to its vibrant and cosmopolitan atmosphere.

Beautiful coastal walks can be enjoyed along West Sands and East Sands beaches, while the Fife Coastal Path offers spectacular scenery and outdoor pursuits. Golf enthusiasts are particularly well served, with the famous Old Course and numerous other championship courses within easy reach.

For commuters, Leuchars railway station is located approximately six miles away and provides regular services to Edinburgh, Dundee and Aberdeen. With its central location, private parking and broad appeal, 22 Kinnessburn Road is ideally placed to enjoy everything that St Andrews has to offer.

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 gas, water, electric 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:
A

EPC Rating:
D

Postcode:
KY16 8JA

Tenure:
Freehold

Particulars Prepared:
12th August 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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