12 Forbes Place, St. Andrews, Fife, KY16

SITUATION
12 Forbes Place stands in a lovely residential location on the western edge of the popular town of St Andrews. Just a 20 minute walk from the bustling town centre of St Andrews, which offers an excellent range of facilities. 12 Forbes Place is also very well placed for speedy access to Cupar, Dundee and the East Neuk. In terms of local amenities, St. Andrews town centre is just a few minutes drive from the house. St. Andrews, the ancient and historic university town renowned world wide as the Home of Golf offers a fine cosmopolitan mix of shops, restaurants, pubs and the like. The flourishing city of Dundee is approximately 20 minutes to the north which is already home to Scott’s RSS Discovery and now benefits from the V & A Museum and provides a comprehensive offering of city shops, services and amenities with Edinburgh about an hour’s drive to the south.

The glorious rolling Fife countryside and coastline around St Andrews is home to an array of wildlife and, for the outdoor enthusiast, offers ready access to a wide range of recreational activities including walking, riding, cycling and golf. There are many highly rated golf courses with easy reach including the plethora of top courses in and around St. Andrews including the Old Course, which regularly hosts the British Open. Challenging fishing and shooting may be taken locally with the wide open spaces of the Lomond hills and several lovely beaches including St. Andrews, Tentsmuir, Kingsbarns, Crail and Elie all also within reach. In terms of day trips there are a number of National Trust for Scotland properties in the area including Falkland Palace, Hill of Tarvit and Kellie Castle, while the pretty fishing villages of Fife’s East Neuk are only a short drive to the south. Good state schooling is available locally and Lawhead Primary School is a short distance from the property. Private schooling is provided at St. Leonards in St. Andrews along with the High School of Dundee. There are railway stations in Leuchars, Cupar and Ladybank with Edinburgh Airport about an hour to the south. The busy regional airport at Dundee also offers a good range of short-haul flights.

DESCRIPTION
Completed in June 1999 12 Forbes Place offers spacious accommodation in a lovely established setting. The house is approached from a monoblock driveway which leads up to the main entrance of the property and also up to the double garage. Internally the accommodation offers spacious, flexible and well-proportioned accommodation over two levels extending to about 130 sqm. The ground floor accommodation is centred round the main hallway and gives access to the sitting room which has a flame effect gas fire and bedroom 4, both of which are to the front of the property. The generous sized bathroom has a separate shower. The kitchen has ample space for a dining table and has a door leading to the dining room and also to the conservatory. A staircase leads up to the first floor where the 3 bedrooms and en-suite complete the accommodation.

ACCOMMODATION
Ground Floor: Sitting Room. Dining Room. Breakfasting Kitchen. Conservatory. Bedroom 4. Family Bathroom.
First Floor: Three bedrooms (one en-suite shower room).

GARDEN
To the front of the property the garden is lawned with trees and shrubs. There is a large monoblock drive which accommodates up to 4 cars and leads to the double garage which has light and power and gives access to the rear garden. The rear south facing sunny garden is fenced and has a patio area and is mainly laid to lawn.

COUNCIL TAX
The property has been assessed as Band F by Fife Council.

FLOOD RISK
Flood maps of the area can be viewed at

POST CODE
KY16 9UJ

WHAT3WORDS
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FIXTURES AND FITTINGS
All white goods in the kitchen and all curtains are included in the sale. No other items are included unless specifically mentioned in these particulars.

VIEWINGS
Strictly by appointment with the Selling Agents.

EPC Rating = C