Smuggler's Well, 42A John Street, Cellardyke, Anstruther, Fife, KY10

CLOSING DATE SET FOR WEDNESDAY, 09 April 2025 AT 12 NOON.

SITUATION
Smugglers Well is set in a side street close to the centre of Cellardyke. Centred around its picturesque harbour, the quaint former fishing village of Cellardyke lies at the heart of Fife’s historic East Neuk, to the east of the larger village of Anstruther. Steeped in history and with a delightful mix of pretty cottages and town houses built in the local traditional East Neuk style, with stepped gables and red pan tiled roofs, the area has become highly sought after by both tourists and locals alike. In recent years Cellardyke has become renowned for its tidal pools, which are attracting more and more wild swimming enthusiasts.

Elie is only 10 minutes away by road, or it is also possible to walk there along the Fife Coastal Path. Local services and amenities are on hand in the form of a new supermarket and health centre and an excellent range of independent retailers, pubs, hotels and restaurants. There are two good local primary schools, with Waid Academy Secondary School also close by.

Accessibility to the East Neuk is excellent, with St Andrews and Cupar lying less than 20 minutes drive to the north, whilst Edinburgh, Glenrothes, Dundee and Perth are all within easy reach. There are mainline railway stations in Cupar, Markinch and Leven, with Edinburgh airport lying about an hour to the south. The delightful picture postcard countryside around Cellardyke is perhaps some of the finest Fife has to offer. Cellardyke and Anstruther have a recently completed new community sports centre and cafe and there is a host of recreational opportunities on hand including walking, cycling, riding, sailing and of course golf, with St Andrews, the world-renowned home of golf, lying a short distance to the north.

DESCRIPTION
Smugglers Well forms the ground floor of an historic building dating from 1800 divided into two apartments currently under the same ownership. The property is currently used as a successful holiday letting property and is sold fully furnished with all business contents. The flat offers compact accommodation on one level extending to circa 31 sqm and it is in excellent decorative condition with a modern kitchen area and recently upgraded shower room.

ACCOMMODATION
Open plan kitchen/reception room, bedroom, shower room. A door leads to a rear courtyard with upper terrace approached by steps, which can be real suntrap in the summer. A well was original position in the courtyard, hence the name of the house.

FLOOD RISK
Flood maps of the area can be viewed at

ACCESS/THIRD PARTY RIGHTS OF ACCESS/ SERVITUDES ETC
To the side of the house is a shared path to a side gate shared with Smugglers Neuk, who also own
a strip of garden at the top of the garden.

POST CODE
KY10 3BB

WHAT3WORDS
To find this property location to within 3 metres, download and use What3Words and enter the
following 3 words: sleepers.brings.workforce

TRADING ACCOUNTS
Smuggles Well (along with upstairs Smugglers Neuk) is let out as a holiday home under a Short
Term Letting license by Fife Council, which can be transferred to the purchaser (subject to approval
by chief constable and will run for the length of the original licence). An income statement for the
year 1 Oct 2023 to 1 Oct 2024 can be made available by request to the selling agents.

FIXTURES AND FITTINGS
No items are included unless specifically mentioned in these particulars. The furniture and business contents are included in the sale. Certain items of artwork and personal effects will be excluded.

EPC Rating = D