Kildinny Yards, Kingsbarns, St. Andrews

Cosy and inviting two-bedroom category B-listed cottage in desirable Kingsbarns

Cosy and well-presented category B-listed two-bedroom cottage

Private rear garden and parking

Desirable investment or comfortable home

Conservation village setting

Less than seven miles from St Andrews

Minutes from Kingsbarns Golf Links and Beach

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

Property Details & Description
Accommodation

GROUND FLOOR
Entrance hallway, kitchen, living room, family bathroom

FIRST FLOOR
Two double bedrooms

EXTERIOR
Gravel parking area to the front along with a south-facing patio

Rear garden featuring decorative stones, hedging, and an artificial lawn

Access to a shared enclosed drying area.

Situation
Lying just a short walk from Kingsbarns Golf Links and the stunning beach, Smiddy Burn Cottage offers a comfortable 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
Originally a cow byre within Kingsbarns Dairy Farm and featuring a 17th-century marriage stone, Smiddy Burn Cottage stands as a tastefully restored and charming category B-listed cottage. From the gravel parking area with a peaceful south-facing patio, the front door of this handsome stone-built steading residence opens into an inviting hallway with wooden flooring. To the right lies the light-filled dual-aspect living room. Boasting a tasteful interior design and a generous layout allowing for dining, this is a warm and welcoming room perfect for relaxation. Across the hallway overlooking the picturesque rear garden and providing direct access, lies the kitchen. L-shaped in design oak shaker style wall and floor units and a tiled splashback in a natural hue are complemented by granite-effect worktops creating a timeless aesthetic. Integrated appliances include an oven and induction hob. On this floor is a well-proportioned family bathroom comprising a bath with a wall-mounted shower, WC, and washbasin. Returning to the living room, carpeted stairs take you to the first floor. Here you find two bright and comfortable double bedrooms each offering built-in storage and a delightful aspect over the front and rear of the property.

EXTERIOR
To the front of the property lies a gravel parking space for 2 cars along with a private south-facing patio seating area perfect for coffee and alfresco dining.

At the rear, the well-kept enclosed garden features decorative stones, hedging, and an artificial lawn. Benefit's from access to a shared enclosed drying area.

General Remarks & Information

Viewing
Viewing is strictly by appointment with the selling agents Rettie & Co, 28 Bell Street, St Andrews KY16 9UX. Tel: .

Satellite Navigation
The property’s postcode is KY16 8TD.

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.

Services
Mains water, electricity, and drainage.

Local Authority - Fife Council

EPC Rating - Band E

Council Tax - Band D

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.

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 March 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 addition, our social media platforms are facebook.com, RettieTownandCountry, twitter.com, 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.

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 & 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.


EPC Rating: E
Council Tax Band: D