Balbirnie South Lodge, Markinch, Glenrothes, Fife

Balbirnie South Lodge is a striking Category B Listed detached gate house, built in 1861 to a design by the renowned Scottish architect David Bryce. Set within the scenic grounds of Balbirnie Park, this exceptional period home has been sympathetically modernised to combine historic charm with contemporary comfort.

The property offers a flexible and well-balanced layout, currently arranged to provide four double bedrooms, two of which benefit from en-suite facilities, in addition to a separate shower room. One of the ground floor double bedrooms is enhanced by an attractive decorative fireplace, adding further character. The charming kitchen is finished in a traditional style. Integrated appliances include a double oven, while a Belfast-style sink sits beneath the window, providing a pleasant outlook and excellent natural light. From the kitchen, the layout opens into the hallway where a breakfast bar is thoughtfully positioned, offering a sociable dining or casual seating area and making excellent use of the available space.

There are two well-proportioned reception rooms, each offering a distinct atmosphere and its own focal fireplace. Both spaces benefit from individual staircases leading to the upper bedroom accommodation, an uncommon and highly versatile feature that enhances the overall flow of the property. The reception rooms are generously sized and enjoy attractive finishes, making them equally well suited to everyday family living. This unique configuration provides excellent flexibility and makes the property ideally suited for use as a distinctive family home or as a high-quality holiday let or Airbnb opportunity.

Externally, the property is surrounded by extensive and mature private gardens, providing a degree of privacy and a tranquil parkland setting. The grounds are laid mainly to lawn and are set among established trees, shrubs, and well-defined pathways, creating a variety of attractive outdoor areas for relaxation and entertaining. A timber-decked seating area offers an inviting space for outdoor dining, while a useful detached summerhouse/shed provides additional storage or potential hobby space. A large driveway offers ample off-street parking and leads to a detached garage, complementing the practical appeal of the home.

Set within one of Fife’s most picturesque parkland environments, Balbirnie South Lodge presents a rare opportunity to acquire a truly unique and characterful property, combining generous outdoor space, privacy, and an outstanding natural setting.

EPC Rating - D
Council Tax Band - F
Tenure - Freehold

Summary of Accommodation

Ground Floor:
• Entrance Porch
• Lounge with feature fireplace and staircase to upper bedroom
• Family room with feature fireplace and spiral staircase to upper bedroom with en-suite
• Modern fitted kitchen
• 2 double bedrooms one with a decorative fireplace
• Modern shower room / WC
First Floor:
• 2 Double bedrooms one with en-suite bathroom
Outside:
• Extensive private and mature gardens with decked seating area
• Detached summerhouse/shed
• Large driveway
• Detached garage

Location
Balbirnie South Lodge occupies a prime position within Balbirnie Park, one of Fife’s most attractive and historically significant parkland settings. The property enjoys a peaceful, wooded environment while remaining highly convenient for local amenities and transport links.

The nearby town of Markinch provides a range of everyday services, including shops, cafés, a primary school and a mainline railway station offering regular services to Edinburgh, Dundee and beyond. The larger town of Glenrothes is close by and offers an extensive selection of retail, leisure and educational facilities.

Balbirnie Park itself is home to walking and cycling trails, woodland, parkland and the highly regarded Balbirnie House Hotel, with its restaurant and golf course. The surrounding area is well placed for access to the wider Fife countryside, coastal villages and beaches, while the A92 ensures convenient road connections throughout Fife and into central Scotland.

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 Rettie 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:
F

EPC Rating:
D

Postcode:
KY7 6NP

Tenure:
Freehold

Particulars Prepared:
9th April 2026

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: F