West Acres, St. Andrews, Fife

3 West Acres is a truly exceptional and beautifully presented four-bedroom villa, offering approximately 271 sq m of impeccably presented accommodation, all arranged over a single level. Set within one of St Andrews’ most desirable residential addresses, the property is complemented by striking Californian and Thaiinspired courtyard gardens, creating a sense of privacy, tranquillity and seamless indoor outdoor living rarely found so close to the town centre.

The accommodation begins with a welcoming entrance hall, featuring a large storage cupboard, and leading through to a central hall which provides access to the main reception spaces. The formal lounge is an elegant and atmospheric room, centred around a feature gas fire and enjoying excellent natural light from large windows and bi-fold doors opening directly to a sheltered courtyard garden.

From the hall, the layout opens dramatically into a stunning open plan dining kitchen and family room, divided by a bespoke media wall incorporating contemporary builtin fireplaces. The kitchen is finished to an exceptionally high standard, with sleek modern fittings, high quality integrated appliances, extensive storage and a striking large skylight flooding the space with light. A bespoke booth style dining area creates an informal yet highly sociable setting, while double glazed doors lead into a separate formal dining room, ideal for entertaining. From here, patio areas and the gardens are easily accessed.

The adjoining family room is a generous and inviting space, featuring full width bifold doors that open directly onto a covered patio and the landscaped gardens beyond, creating an effortless connection between interior and exterior living areas.

A separate utility room, accessed from the kitchen, provides excellent additional storage and leads directly to the side of the property, as well as giving internal access to the attached double garage.

The bedroom accommodation is arranged to provide both privacy and flexibility. A rear hallway leads to the stunning bedroom suite, which includes a dedicated dressing room and a beautifully appointed en-suite bathroom with bath and a separate walkin shower. Bedrooms three and four are also accessed from the rear hall and are served by a stylish family shower room. Bedroom two is located to the front of the house and is accessed from the main hall, alongside a convenient WC, making it ideal for guests or home working.

Finished throughout to an exceptional standard, 3 West Acres offers contemporary design, generous proportions and a refined flow of space, all set within a thoughtfully landscaped and highly private garden setting.

EPC Rating - A
Council Tax band - G
Tenure - Freehold


Summary of Accommodation
• Entrance hall with large storage cupboard
• Inner hall
• Lounge with feature gas fire and bi-fold doors to courtyard garden
• Open plan dining kitchen and family room with feature media wall and modern fireplaces
• Modern fitted kitchen with integrated appliances, large skylight and booth style dining area
• Separate dining room with access to patio
• Large family room with bi-fold doors opening to covered patio and gardens
• Utility room with access to side of property and double garage
• Bedroom 1 with dressing room and luxurious en-suite (bath and separate shower)
• Bedroom 2
• Bedroom 3
• Bedroom 4
• Family shower room
• Additional WC
External:
• Landscaped Californian Thai inspired gardens
• Covered patio areas
• Attached double garage

Location
West Acres is widely regarded as one of St Andrews’ most sought after residential addresses, offering a peaceful setting within easy reach of the town’s exceptional amenities. St Andrews is internationally renowned as The Home of Golf, home to the Old Course and the Royal and Ancient Golf Club, as well as seven Links courses available to local residents at reduced rates.

The town offers a vibrant mix of independent shops, cafés and restaurants, outstanding educational facilities including the University of St Andrews, Madras College and St Leonards School, and some of Scotland’s most celebrated beaches and coastal walks. Historic landmarks, including the cathedral ruins and castle, further enhance the town’s unique character.

St Andrews is well positioned for commuting throughout Fife and beyond, with mainline rail services available from nearby Leuchars providing direct links to Dundee, Edinburgh, Aberdeen and London. Regular bus services also operate locally, while Edinburgh Airport is within comfortable driving distance.

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:
Air Source Heat Pump unbder floor 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:
G

EPC Rating:
A


Postcode:
KY16 9UD

Tenure:
Freehold

Particulars Prepared:May 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: A
Council Tax Band: G