Woodlea Cottage, Bottomcraig, Balmerino, Newport-on-Tay, Fife, DD6

SITUATION
Woodlea Cottage sits in a quiet position in the hamlet of Bottomcraig near Balmerino and Wormit in North East Fife. The property is highly accessible, well positioned for access to Dundee, Cupar and St. Andrews, with Perth, Aberdeen and Edinburgh also within comfortable driving distance. Good local services are available in Gauldry, Wormit and Newport on Tay with all of Dundee’s facilities and amenities on hand across the River Tay. Cupar, Fife’s bustling market town, lies ten minutes’ drive to the south and offers an excellent range of shops and services as well as a thriving monthly farmers’ market, whilst the ancient and historic town of St. Andrews, globally acclaimed as the Home of Golf lies about thirteen miles to the south-east. North-east Fife provides access to an area of particularly outstanding and varied countryside with hill, wood, river, farmland and coastline. As a result, there is a wide range of outdoor activities on hand, with walking, cycling, sailing and riding all readily available. It is perhaps golf for which Fife is most well-known however, with numerous top quality courses in a comparatively small area including the world renowned Old Course at St. Andrews which regularly hosts the Open Championship. Other notable courses include Ladybank, Scotscraig, Kingsbarns and Crail.

FLOOD RISK
Flood maps of the area can be viewed at
ACCESS/THIRD PARTY RIGHTS OF ACCESS/ SERVITUDES ETC
The title deeds give right of access to the neighbouring property on the eastern boundary for the purposes of maintenance. This is next to the carport & access would be via the existing driveway at the front of Woodlea Cottage.
DIRECTIONS
From Dundee cross over the Tay road bridge and follow the main A92 south. Continue on the A92 straight across the Five Roads roundabout then turn right after approximately half a mile on to the B946 for Wormit. Shortly before entering Wormit turn left on to the minor road signposted Bottomcraig. On entering Bottomcraig, Woodlea Cottage is on the left hand side.
From the south proceed through Fife on the main A92 Dundee road. Pass through the village of Rathillet then take the first left for Balmerino. Follow the minor road down for Balmerino turning right just before Balmerino Abbey making for Bottomcraig. On entering Bottomcraig, Woodead is on the right before leaving the village.

POST CODE
DD6 8RN

WHAT3WORDS
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FIXTURES AND FITTINGS
No items are included unless specifically mentioned in these particulars. All white goods (fridge/freezer, washing machine, tumble drier, fridge in utility room) are included. As are all curtains & blinds, all fitted carpets, all light fittings and mirrors in bathroom & shower room.

There are good state primary and secondary schools in the area with independent schooling on hand at a number of highly rated schools including St. Leonards in St. Andrews and the High School of Dundee. There are railway stations in Leuchars, Cupar, Ladybank and Dundee, whilst Edinburgh airport lies approximately one hour to the south. The growing regional airport at Dundee offers an ever increasing number of short-haul flights.

DESCRIPTION
Woodlea Cottage was purchased by the current owners in 2015 who have since carried out a comprehensive renovation and extension of the property to create a lovely semi-rural property offering accommodation over two levels, extending to about 186 sqm. The property is built in an “L” shape and constructed of white painted rendered walls under a series of slate roofs.
The property benefits from double glazed windows, a good level of insulation as well as Far infra-red heating panels and Fischer heaters, which can be augmented by woodburning stoves in the sitting room and dining room/bedroom 4, if required; these combine to make it a warm and cosy and very energy efficient property. The south facing kitchen/breakfast room is the real centrepiece of the house, which formed part of the extension project in 2015. The kitchen has windows on three sides as well as glazed double doors leading out to a garden terrace and benefits from solid oak units, a Range cooker (with electric ovens and gas hobs). The sitting room has an exposed beamed ceiling as well as a door leading out to the garden terrace. There are also two bedrooms on the ground floor as well as a bathroom, shower room and utility room. A large entrance hall, which also formed part of the extension project, has a staircase leading up to a further bedroom on the first floor as well as an opening leading to a useful attic store/studio.

ACCOMMODATION
Ground Floor: Entrance hall, sitting room, kitchen, dining room/bedroom 4, 2 bedrooms, bathroom, shower room, utility room.
First Floor: Bedroom 3. Access to loft/studio.

OUTBUILDINGS
Attached large garage. Carport with log store. Wooden garden shed.

GARDEN
The property is approached by a gated entrance (set back from the quiet public road), which leads to a generous parking area with lawns and a vegetable garden to the side. Attached to the east side of the house is a carport with a useful log store.

To the south side of the house is a lovely, enclosed garden with a terrace connecting to the kitchen and sitting room, ideal for outdoor entertaining.

EPC Rating = D