Abbotsford Place, St. Andrews

*** Full planning permission has recently been granted for change of use from residential (Class 9) to holiday apartments (Class 7). Fife Council Reference: 25/01751/FULL. ***

Southern Lodge is a distinguished and substantial period property, set within beautifully maintained gardens on a private lane just 300 yards from the 18th Green of the iconic Old Course in St Andrews. This exceptional three-storey home blends historical charm with modern comfort, and offers outstanding flexibility in one of the town’s most sought-after and discreet locations.

Built in 1870 for local architect Tom Roger, the property proudly displays its heritage with a "TR1870" plaque on the north gable. Just a year later, it was acquired by the local medical practice and served as the original St Andrews Cottage Hospital until 1902, when the hospital relocated to a larger site.

Returned to private ownership thereafter, Southern Lodge remained a family home until 1947, when planning was granted to split the house into two separate flats. The lower flat occupied the ground floor via the original front entrance, while the upper flat spanned the top two floors, accessed via a new external stair on the north gable.

The current owners purchased the Upper Flat in 1994 and the Lower Flat in 1998, before sympathetically reconnecting the two to create a magnificent four/six-bedroom family home. A second kitchen on the first floor was retained and repurposed as a utility room, offering valuable flexibility. The home is efficiently served by two gas-fired boilers.

Southern Lodge offers beautifully proportioned and highly adaptable living space arranged over three floors. The layout provides ideal flexibility for modern family life, multi-generational living, or future conversion to serviced accommodation under the current planning consent.

Full planning permission has been granted for change of use from residential (Class 9) to holiday apartments (Class 7). - Fife Council Reference: 25/01751/FULL. This offers a rare investment opportunity to create a boutique aparthotel or luxury serviced accommodation in one of the world’s most visited golf destinations.

EPC Rating - D
Council Band - G
Tenure - Freehold

Summary of Accommodation

Substantial three-storey semi-detached period house
Planning permission granted for change of use to an Aparthotel
Prime central location, just a short walk from the Old Course
Striking modern conservatory
Private gardens to the front and rear
Two dedicated parking spaces, accommodating up to four cars
Quietly positioned on a private lane, surrounded by mature gardens

Ground Floor
At the heart of the home is a spacious, modern kitchen that opens seamlessly into a superb conservatory, added in 2019. This light-filled space is perfect for everyday family living or entertaining throughout the year. A well-proportioned dining room sits to the front of the house, offering lovely garden views. Also on this level are two double bedrooms, each with its own en suite shower room. One of these rooms is currently styled as a snug/family room, providing a cosy retreat adjacent to the kitchen.

First Floor
The elegant sitting room on the first floor enjoys a beautiful bay window, bathing the space in natural light and providing a delightful, leafy outlook. Also on this level are a peaceful library and a separate study or home office—ideal for working remotely or enjoying quiet moments. A generously sized bedroom on this floor benefits from its own private bathroom, while a former kitchen has been cleverly transformed into a spacious utility and laundry room. A secondary entrance via the upper porch provides convenient access to the external staircase, allowing for independent entry to the upper floors if required.

Second Floor
The top floor comprises two further good-sized bedrooms, and a smaller one suitable as a child's room/bedroom.

Southern Lodge is surrounded by mature and well-maintained gardens that create a tranquil, private setting rarely found so close to the centre of St Andrews. To the front, the west-facing garden is enclosed by a traditional low stone wall and accessed via a pedestrian gate. It is laid mainly to lawn with well-tended raised beds and features a charming summer house—perfect for enjoying sunny afternoons.

The south facing "beech tree" garden area is a second garden area, beautifully laid out with a level lawn, gravel paths, and a magnificent mature beech tree. Just beyond lies a private parking area shared by neighbouring properties. Southern Lodge enjoys two dedicated spaces, large enough to accommodate up to four vehicles.

To the rear, the conservatory opens out onto a paved terrace, leading to an Astroturf lawn surrounded by well-stocked borders and pathways. Two timber sheds provide practical storage, while a trellis and established rhododendrons add seasonal colour and privacy. A further enclosed garden area includes a drying green and a small putting lawn, all bordered by traditional stone walls—offering a secure, peaceful outdoor space with charm and character. Both gardens have gates opening onto Greyfriars Garden leading directly into the town centre.

Location
Abbotsford Place enjoys a highly sought-after yet peaceful setting in the heart of St Andrews, just a short walk from the world-famous Old Course, the Royal and Ancient Golf Club, the University of St Andrews (Scotland’s oldest university), and the West Sands Beach.

Renowned globally as the "Home of Golf", St Andrews is a vibrant, historic town that caters to residents, students, and visitors alike. The town offers an exceptional mix of boutique and independent retailers, including St Andrews Bakery, Mitchell’s Delicatessen, and Leuchars Quality Butchers, alongside established high-street names such as Sainsbury’s Local, Waterstones, Boots, and H&M.

A diverse selection of cafés, restaurants, and bars offer everything from fine dining to casual brunches and local drinks, contributing to the town’s lively and cosmopolitan atmosphere.

Education at all levels is well provided for. Local state schooling includes Madras College, while private education options include St Leonards School and The High School of Dundee.

Positioned on the stunning east coast of Fife, St Andrews is the ideal base from which to explore the characterful East Neuk fishing villages, including Anstruther, St Monans, Crail, and Pittenweem. These historic harbours offer scenic charm, local seafood, and artisan shops, all within easy reach. For those commuting or exploring further afield, Dundee is just a 30-minute drive to the north, while Edinburgh is approximately 90 minutes by car or just over an hour by train via Leuchars Station, which is located nearby.

Surrounded by beautiful countryside, woodlands, and coastline, St Andrews offers extensive opportunities for outdoor recreation, from walking and cycling to sailing, horse riding, and of course, golf.

In addition to the iconic Old Course, which regularly hosts The Open Championship, golf enthusiasts can enjoy world-class courses at Kingsbarns, Carnoustie, Crail, and Lundin Links.

Beyond golf, the town boasts numerous local attractions including the St Andrews Cathedral, Castle, Botanic Garden, and University Museum. Several National Trust for Scotland properties lie within easy reach, such as Kellie Castle and Hill of Tarvit.

The surrounding coastline offers spectacular beaches, including those at Elie, Tentsmuir, and Kingsbarns, all within a short drive.

Transport connections are excellent, with regular bus services across Fife and rail links from Leuchars, Cupar, Ladybank, and Dundee. Edinburgh International Airport is easily accessible for domestic and international travel.

General Remarks & Information

Fixtures and Fittings:
Only appliances specifically mentioned in the sales particulars are included in the sale price. In all other aspects the treatment of fixtures and fittings within the relevant Conveyancing Standard Clauses apply.

Services:
Gas heating, mains water, electricity, broadband, telephone (subject to telephone providers’ regulations).

Viewing:
By appointment through St Andrews. 28 Bell Street, St Andrews, KY16 9UX. Email: Tel:

Offers:
Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co. A closing date by which offers must be submitted may be fixed later. Please note that interested parties are advised to register their interest with the selling agents in order that they may be advised should a closing date be set. The seller reserves the right to accept any offer at any time.

Council Tax Band:
G

EPC Rating:
D

Postcode:
KY16 9HQ

Tenure:
Freehold

Internet Website
This property and other properties offered by Rettie & Co. & Rettie LLP's. can be viewed on our website at as well as Rightmove, OnTheMarket and The London Office.

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.

Important Notice

Rettie, their clients and any joint agents give notice that:

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.
All Rettie floorplans are drawn to RICS standard. 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 & Co. & Rettie LLP’s have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.
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.

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. Rettie use electronic verification, if this is not possible original documents are acceptable.
Misrepresentations

The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co. or Rettie LLP’s, 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.
The Purchaser(s) shall be deemed to acknowledge that they have not entered into contract in reliance on the said statements, that they are satisfied themselves 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.

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.


EPC Rating: D
Council Tax Band: G