Loaning Hill House, Kilmany, Cupar, Fife

Loaning Hill House is a charming and characterful four-bedroom stone-built detached cottage, set within a beautifully established plot in the highly accessible village of Kilmany. Full of personality and carefully enhanced over time, the property offers a wonderfully unique home, blending traditional features with bright, comfortable living spaces.

The property was thoughtfully restored in 2012 and now offers well-balanced accommodation over two levels. The ground floor is introduced by a striking entrance hall, featuring exposed stone walls, rustic tiled flooring and timber ceiling beams, immediately setting the tone for the home’s distinctive character. From here, a central hallway leads to a ground floor double bedroom with built-in storage, a well-appointed bathroom complete with separate shower, and a useful large storage room.

Upstairs, the property opens into a light-filled landing with direct access to the upper garden, reinforcing the strong connection between the house and its surroundings. The lounge is a welcoming and comfortable space, centred around a feature fireplace and enjoying pleasant leafy outlooks. From here, access is gained to a spacious dining kitchen, fitted with integrated appliances and a three-oven Aga. The kitchen benefits from dual access points to the garden and patio, making it an ideal space for both everyday use and entertaining.

The first floor also hosts three additional bedrooms, including a particularly appealing double bedroom with a wood-burning stove and dual aspect windows framing views across the surrounding greenery. A further wet room serves this level, and the overall layout offers flexibility for family living or home working.

Externally, the gardens are a standout feature, surrounding the property with mature shrubs, established trees and well-maintained lawned areas, creating a wonderfully private and tranquil setting. A charming, sheltered patio enjoys a sunny aspect, making it an ideal sun trap for outdoor dining and relaxation. A well-positioned summer house provides a peaceful retreat within the grounds, while both driveway and on-street parking add further convenience. The property’s elevated position also affords attractive views across the surrounding countryside and nearby hills to the east.

EPC Rating - E
Council Tax Band - E
Tenure - Freehold

Summary of Accommodation
• Entrance hall with exposed stone walls and tiled flooring
• Ground floor hallway with storage
• Lounge with feature fireplace
• Dining kitchen with Aga and access to garden
• Ground floor double bedroom with storage
• Three further bedrooms
• Bathroom with separate shower
• Wet room with WC
• Large storage room

Outside:
• Mature landscaped gardens with lawn and established planting
• Summer house
• Patio area
• Driveway and on-street parking

Location
Kilmany is a charming and peaceful village set within the rolling countryside of north-east Fife, offering a strong sense of community while remaining well connected to nearby towns and cities. The village enjoys a scenic setting with views across surrounding farmland and hills, providing a tranquil rural environment.

The nearby town of Cupar offers a comprehensive range of amenities including supermarkets, independent shops, cafes, restaurants and schooling, while the historic town of St Andrews lies approximately 10 miles away. St Andrews is internationally renowned for its university, world-famous golf courses and excellent selection of shops, restaurants and cultural attractions. Central Dundee is also within easy reach, approximately 8 miles away, offering a wide range of shopping, leisure and cultural facilities.

The area is ideal for those who enjoy outdoor pursuits, with walking and cycling routes readily available throughout the surrounding countryside, and the Fife coastline within easy reach. The property is also well positioned for commuting, with good road links to Cupar, St Andrews and Dundee, and railway stations at Cupar and Leuchars providing regular services to Edinburgh and beyond.

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:
Mains water, drainage and electricity
Broadband and telephone services not currently connected (subject to provider regulations)
Electric storage heating

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:
E

Postcode:
KY15 4PT

Tenure:
Freehold

Particulars Prepared:
12th 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: E
Council Tax Band: E