Elie, Leven, Fife

Rarely available stone-built detached three-bedroom villa

Superb potential for upgrading and redecoration

Spacious, versatile, and bright layout extending to 1816 sq.ft

Mature gardens, outbuildings, driveway, and garage

Idyllic rural setting

Just a five-minute drive to the heart of Elie

EPC Rating - F
Council - F
Tenure - Freehold

Property Details & Description
Accommodation

GROUND FLOOR
Entrance foyer, hallway, living room, dining room, sunroom, shower room kitchen

FIRST FLOOR
Three bedrooms, bathroom

EXTERIOR
Mature gardens
Outbuildings extending to 175 sq.ft
Driveway and garage

Situation
Surrounded by open countryside and rolling fields, Harrann Lodge enjoys a tranquil rural setting yet is only a five-minute drive from the desirable coastal village of Elie. Residents enjoy access to a convenience store, bakery, delicatessen, independent retailers, gift shops, and ice cream shops. Additionally, there is a historic parish church and popular restaurants and cafès. Ardross Farm Shop on the outskirts provides the perfect spot to enjoy local artisan produce. Primary school education is catered for and there is a high school in Anstruther. Further options for retail, dining, and leisure are available in the historic town of St Andrews, just under 14 miles away. Renowned as the “home of golf” it is also home to the internationally recognised University of St Andrews. Elie is within easy reach of neighbouring scenic fishing villages including Anstruther, St Monans, Crail, and Pittenweem. Dundee to the north is a forty-minute drive and Edinburgh is approx. 80 minutes by car or an hour by train from Leuchars.

Elie is a picturesque seaside village lying along the East Neuk of Fife and a former Royal Burgh of Scotland. Famous for its award-winning beach, it offers wonderful opportunities to explore this breathtaking part of the country. Surrounded by beautiful countryside and coastline there are a wide variety of outdoor attractions for all ages to enjoy. There is an 18-hole golf course which has remained largely unchanged since 1895. Adjacent is the Elie Sports Club with a putting course, driving range, 9-hole golf course, five tennis courts, four short tennis courts, and a bowling club. Elie has its own cricket club based out of the popular Ship Inn. Elie Watersports offers a range of activities including windsurfing, sailing, and paddleboarding. State schooling is provided locally at the primary level with high school provision in Anstruther. Private options are available at St Leonards in St Andrews and at The High School of Dundee. An efficient bus service connects Elie to towns throughout Fife, and there are railway stations at Leuchars, Ladybank, Kirkcaldy and Markinch. Edinburgh International Airport is approximately one hour and twenty minutes away.

General Description
Rarely available, this charming three-bedroom detached stone-built villa extends to approximately 1.816sqt and is ideally situated just minutes from the heart of Elie, one of Fife's sought-after coastal villages. Set within generous private gardens, the property offers a unique blend of period character and spacious living, with ample opportunity for personalisation. Forming part of the historic Elie Estate, the lodge originally served as the Head Gardner's Cottage, adding a rich layer of heritage and distinction to this already exception home. Offering outstanding scope for redecoration and modernisation, it presents an exceptional opportunity. Lying behind mature hedging and trees, a private lawned garden leads to the front door, which opens into a welcoming vestibule and carpeted hallway. To the right, a south-facing living room benefits from abundant natural light. With its soft décor, plush carpeting, and open fireplace set within a brick hearth, it offers a warm and inviting retreat. A built-in press provides excellent storage. To the rear, a spacious and versatile dining room flows into a south and east-facing conservatory, an ideal spot to relax and enjoy garden views. The south and west-facing kitchen, while requiring modernisation, is generously proportioned, allowing for dining. Its practical layout showcases plentiful wall and floor cabinetry, worktop space, and a range cooker. Now in need of an upgrade, a ground-floor shower room completes this level. A carpeted staircase with original mahogany banister then ascends to a skylit landing, where three well-proportioned double bedrooms are arranged. The principal double bedroom, west-facing with leafy outlooks and built-in wardrobes, is a comfortable and appealing space. The two additional double bedrooms are equally inviting, offering excellent potential for redecoration. All three share access to a family bathroom, also ready for updating.

EXTERIOR
The enclosed mature gardens with areas of lawn, established trees, hedging, and planting, create a peaceful and private outdoor setting that’s perfect for children, pets, family, and friends to enjoy.

Along with a greenhouse, three outbuildings extend to 175 sq.ft and offer potential for a variety of uses.

A garage and driveway provide ample off-street parking.

General Remarks & Information

Satellite Navigation
For the benefit of those with satellite navigation the property’s postcode is KY9 1ER

Fixtures & Fittings
Only items specifically mentioned in the particulars of sale are included in the sale price.

Entry & Possession
Entry and vacant possession will be by mutual agreement and arrangement.

Services
Mains water and electric. Drainage is connected to a private septic tank.
Oil central heating.

Council Tax
F

EPC Rating
F

Local Authority
Fife Council

Offers
Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co at 28 Bell Street, St Andrews KY16 9UX.

Deposit
A deposit of 10% of the purchase price may be required. It will be paid within 7 days of the conclusion of Missives. The deposit will be non-returnable in the event of the Purchaser(s) failing to complete the sale for reasons not attributable to the Seller or his agents.

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.

Websites and Social Media
This property and other properties offered by Rettie South LLP can be viewed on our website at as well as our affiliated websites at zoopla.com, and

?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 South LLP, 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 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 South LLP 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: F
Council Tax Band: F