South Balmashie, Boarhills, St. Andrews, Fife

Set within the charming rural hamlet of Boarhills, just outside St Andrews, 1 Balmashie Cottage is an attractive two-bedroom end-terraced cottage offering well-presented accommodation in a peaceful countryside setting. Currently operated as a successful corporate serviced accommodation, the property is equally well suited as a permanent residence, second home or investment opportunity.

Internally, the cottage is finished in a clean, neutral palette throughout, creating a bright and welcoming atmosphere. The ground floor accommodation centres around a comfortable open-plan lounge and dining area, which enjoys excellent natural light and features sliding doors opening directly onto the enclosed rear garden, ideal for both everyday living and entertaining. The adjoining kitchen is fully equipped with modern integrated appliances and an electric hob, offering a practical and efficient workspace.

The property features distinctive farm-style sliding doors throughout, adding character and a subtle nod to the building’s rural surroundings. Upstairs, there are two well-proportioned double bedrooms, each tastefully presented, along with a modern shower room and separate WC. The layout makes excellent use of space while maintaining a comfortable, contemporary feel. The property was originally a three-bedroom home, with the smallest bedroom having been merged into what is now a larger principal suite. Should a buyer require, there is potential to convert the accommodation back to three bedrooms, subject to the appropriate planning consents.

Externally, the cottage benefits from a lovely enclosed rear garden, mainly laid to lawn with a small patio area, providing a private and sheltered outdoor space. The property further benefits from on-site parking.

EPC Rating - D
rateable value - £4,600
Tenure - Freehold

Summary of Accommodation

• Open-plan lounge and dining area
• Fully equipped kitchen with integrated appliances
• Two double bedrooms
• Modern shower room
• Separate WC
• Enclosed rear garden with patio area
• On-site parking
• Short Term Licence in place - Expires 23/06/2027

Location
Boarhills is a highly desirable rural hamlet located approximately four miles south-east of St Andrews, surrounded by rolling farmland and open countryside. Known for its peaceful setting and strong sense of community, the area offers a balance of rural living while remaining within easy reach of the vibrant amenities of St Andrews.

The historic town of St Andrews is home to a wide range of independent shops, cafes and restaurants, along with secondary and tertiary education facilities, including the internationally renowned University of St Andrews. The town is also celebrated as the “Home of Golf”, with world-famous courses and excellent leisure facilities attracting visitors from across the globe.

Outdoor enthusiasts are well catered for, with the nearby Fife Coastal Path offering spectacular walking and cycling routes, and a number of beautiful beaches easily accessible along the coastline. Excellent road links connect Boarhills to St Andrews, Leuchars and beyond, while Leuchars railway station provides regular services to Dundee, Edinburgh and the wider Scottish rail network.

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.
All furnishings and contents are available by separate negotiation.

Services:
Electric heating, mains water supply, private drainage via a shared septic tank, electricity, broadband, and telephone services (subject to provider availability and 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.

Rateable Value:
£4,600

EPC Rating:
D

Postcode:
KY16 8PN

Tenure:
Freehold

Particulars Prepared:
17th 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