Fort Avenue, Guardbridge, St. Andrews, Fife

13 Fort Avenue is a beautifully presented and contemporary two-bedroom terraced home, forming part of a modern development within the well-connected village of Guardbridge, just a short distance from St Andrews. Finished to a high standard throughout, the property offers bright, well-proportioned accommodation ideally suited to a range of buyers, including first-time purchasers, professionals or those seeking a low-maintenance home.

The ground floor is centred around a welcoming lounge, offering a comfortable and stylish living space with a pleasant outlook. This flows through to a modern fitted kitchen with space for dining, providing a practical and sociable area for everyday use. The kitchen benefits from good storage and direct access to the rear garden, while a conveniently located WC completes the ground floor.

Upstairs, the property offers two well-proportioned double bedrooms, both presented in neutral tones. Bedroom one, located to the front, benefits from a built-in storage cupboard, while a contemporary family bathroom serves both rooms, fitted with a shower over the bath and modern finishes.

The property is tastefully decorated throughout in a neutral palette, creating a bright and fresh feel, and benefits from double glazing and gas central heating. It is also fitted with photovoltaic panels, which supply electricity back to the National Grid. Externally, the home features a lawned area to the front and a lovely rear garden, offering an ideal outdoor space for relaxing or entertaining.

EPC Rating - B
Council Tax Band - C
Tenure - Freehold

Summary of Accommodation
• Entrance hall / lounge
• Modern fitted kitchen with dining space
• WC

First Floor:
• Two double bedrooms
• Bedroom one with built-in storage
• Family bathroom with shower over bath

Outside:
• lawned area to the front and rear garden

Additional:
• Double glazing
• Gas central heating
• Photovoltaic panels supplying electricity back to the National Grid
• Modern décor throughout

Location
Guardbridge is a well-regarded village located just 4 miles from the historic town of St Andrews, offering an excellent balance of accessibility and community living. The village benefits from local amenities including a shop, café, and primary school, along with pleasant riverside walks along the Eden Estuary.

The nearby town of St Andrews provides a wide range of amenities including boutique shops, restaurants, the internationally renowned University of St Andrews and world-famous golf courses. The area is also renowned for its beautiful coastline and outdoor lifestyle, with numerous beaches, walking routes and leisure opportunities close at hand.

For commuters, Guardbridge is well positioned, with excellent road links to St Andrews, Cupar and Dundee. Nearby railway stations at Leuchars and Cupar provide regular services to Edinburgh and beyond, while Dundee Airport offers additional travel options.

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).
The property is fitted with photovoltaic panels supplying electricity back to the National Grid

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:
C

EPC Rating:
B

Postcode:
KY16 0FL

Tenure:
Freehold

Particulars Prepared:
3rd June 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
All sellers and buyers will be required to complete Anti-Money Laundering (AML) checks via our specialist third-party provider, Coadjute, who conduct these checks on our behalf. These checks will include identity verification, proof of address, and proof of funds if applicable. For further information on how your personal data is processed, please refer to Rettie's Privacy Policy and Coadjute's Data Security Statement.

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: B
Council Tax Band: C