3 Orchard Park, Crail, Anstruther, KY10

Situation
3 Orchard Park is a lovely East Neuk property in an attractive elevated position with quite outstanding sea views to the Isle of May and beyond. With its renowned picturesque harbour the highly sought-after conservation village of Crail provides a good range of shops, services and amenities. From the village there is easy access to the other villages of the East Neuk including Anstruther, Cellardyke and Elie as well as up to St. Andrews, which is only about a twenty minute drive to the north. The ancient and historic cosmopolitan town offers an excellent range of facilities along with a highly regarded university. St. Andrews is also known world-wide as the “Home of Golf”. In terms of city amenities Dundee is within a forty-five-minute drive to the north and Edinburgh about 54 miles to the south.

Surrounding Crail is an area of glorious Fife countryside comprising a wonderful mix of fertile farmland, woodland, hill, stunning coastline and river. The result is home to an array of wildlife and for the outdoor enthusiast offers access to a wide range of recreational pursuits including riding, cycling, walking, sailing and of course golf with many highly rated courses within easy reach including the courses at Crail itself (seventh oldest golf club in the world), Kingsbarns, St. Andrews Bay, Elie, Leven and also the numerous fine courses in and around St. Andrews itself where the Old Course regularly hosts the British Open, the next visit being the summer of 2027.
State schooling is available locally with private schooling being provided at St. Leonards in St. Andrews. There are railway stations at Leven, Leuchars and Cupar with Edinburgh Airport less than an hour and twenty minutes to the south.

Description
3 Orchard Park is a most attractive semi-detached house constructive of stone under slate roofs and offers accommodation over two levels extending to about 125 sqm. The current owner has carried out extensive work to upgrade and modernise the accommodation, including the creation of a bright and spacious open-plan kitchen with natural oak worktops, by opening walls into the dining room and sitting room. In addition, an outside store has been modernised and transformed into a useful utility room, with useful shelving. A former study on the ground floor has also been converted into a bathroom with large walk-in shower. All the windows have been replaced with new PVC double glazed sash and case windows, and the external doors have also been replaced with high specification doors. The garden has also benefited from significant upgrades and landscaping with a new BBQ house and garden shed, The boundary wall at the foot of the garden has been replaced with a traditional stone wall.

The ground floor accommodation now comprises a bright and spacious kitchen/dining/sitting room with outstanding coastal views and a family bathroom. The sitting room benefits from a log burning stove set into a fireplace, with a wooden mantel. Upstairs there are three bedrooms together with family bathroom and landing area.

Accommodation
Ground Floor: Open-plan kitchen/dining room/sitting room, family bathroom.
First Floor: 3 bedrooms, bathroom.

Garden
The property benefits from an attractive enclosed garden with sizeable lawn to the front running down to the Fife Coastal path which runs along the bottom of the garden. The garden benefits from a BBQ house with a decked area as well as a useful garden store. The garden has been landscaped with a range of plants, bulbs and trees (including fruit trees). There is also an attractive garden pond with feature old handpump waterfall. There are a number of sitting areas to take advantage of the sun throughout the day.

Services
Mains electricity, drainage and water are connected.
FTTP (Fibre To The Premises) is available
Mobile Signal Yes.

An indication of specific speeds and supply or coverage potential can be found at https://
The property has gas central heating and also benefits from additional underfloor heating in the kitchen and downstairs bathroom.

Flood Risk
Flood maps of the area can be viewed at

Access
The property is sold subject to any public rights of access exercisable in terms of the Land Reform (Scotland) Act 2003, it being noted that such rights do not apply to the curtilage of a dwellinghouse.

Directions
3 Orchard Park is on the left shortly before leaving Crail making for Anstruther.

Post Code
KY10 3RW

Fixtures and Fittings
All blinds and American style fridge freezer are included in the sale. Washer/drier is excluded from the sale. Chandelier light fittings in sitting room and dining room are available by separate negotiation. No other items are included unless specifically mentioned in these particulars.

Viewings
Strictly by appointment with the Selling Agents.

Health & Safety
Appropriate caution should be exercised at all times during inspection particularly in reference to any livestock present, working machinery or equipment on the property, as well as any uneven ground or private access route.

Anti Money Laundering (AML) Regulations
Please note that under the 2017 AML regulations we are legally required to carry out money laundering checks against purchasers. Upon verbal acceptance of an offer, we require to identify the purchaser for Anti-Money Laundering purposes. Our service provider ‘First AML’ will contact the purchaser to gather the required identification documents. An information sheet is available from the selling agent on request. We are not able to enter a business relationship with a purchaser until they have been identified. Failure to provide required identification may result in an offer not being considered.

EPC Rating = D