Ormlea, 12 Hallowhill, St. Andrews

An outstanding five-bedroom St Andrews residence set in exquisite gardens.

• Modern architecturally-designed property spanning 3785 sq.ft

• Spectacular and secluded landscaped gardens

• High-spec bathrooms and kitchen

• Prestigious residential location

• A short distance from St Andrews town centre, golf courses, and the university

• Excellent position for the scenic Fife Coast

Tenure - Freehold
EPC - Band D
Council Tax - Band G

Property Details & Description
Accommodation

Ground Floor:
Entrance hall, reception hall, sitting room, dining room, breakfasting kitchen, utility, study, sun room, WC, garden room, double bedroom (with en-suite shower room), garage/workshop with WC, larder and bin store

First Floor:
Four double bedrooms (one with en-suite bathroom); family bathroom

Second Floor:
Attic with eaves storage

Exterior:
Peaceful and secluded mature landscaped gardens extending to 0.87 acres.

Double garage/workshop and electric vehicle charging point.

Situation
Positioned on a no-through road and surrounded by the open grassland of Hallowhill, Ormlea enjoys a prestigious location within walking distance of St Andrews via the scenic Lade Braes footpath. Scotland’s world-famous home of golf and the site of the country's oldest university, St Andrews is a thriving town catering to students, golfers, and residents alike. There is an array of shops and amenities to meet daily needs including boutique and independent retailers selling artisan produce and goods such as St Andrews Bakery, Mitchell’s Delicatessen, and Scott Brothers through to well-known high street stores such as Sainsbury’s Local. Other popular retail destinations are Waterstones, Boots, and H&M. The property itself is conveniently situated within walking distance of Morrisons and M&S Food along with a local health centre. Thriving and cosmopolitan bars, restaurants, and cafès sit side-by-side offering fine dining through to casual lunches and drinks. Education at all levels is well-catered for. Positioned on the stunning east coast of Fife, St Andrews is the perfect location from which to explore the characterful fishing villages that make up this scenic part of Scotland including Anstruther, St Monans, Crail, and Pittenweem. Dundee to the north is a thirty-minute drive and Edinburgh to the south is approx. 90 minutes by car or just over an hour by train from Leuchars.

The ancient and historic town of St Andrews occupies a wonderful position on the east coast of Fife. Surrounded by picturesque countryside, woodlands, and beautiful coastline it offers much for the outdoor enthusiast with pleasant walk and cycle routes minutes away as well as opportunities for sailing, riding and days spent on the beach. There are world-renowned golf courses to enjoy including The Old Course at St Andrews and the Championship Course at Carnoustie. Residents can also discover nearby courses such as those at Kingsbarns, Crail, and Lundin Links. In addition to the breathtaking beach at St Andrews West Sands extending to almost two miles, there are several more to explore nearby such as those at Elie, Tentsmuir, and Kingsbarns, all of which are just a short drive. St Andrews Botanic Gardens, Museum, and Cathedral are just a few of the local attractions to explore and there are several National Trust properties in the area including Kellie Castle and Hill of Tarvit. State schooling is available locally and private options include those at St Leonards in St Andrews and at The High School of Dundee. An efficient bus service connects St Andrews to towns throughout Fife, and there are railway stations at Leuchars, Cupar, Ladybank, and Dundee. Edinburgh International Airport is within reach.


General Description
Peacefully set within an exquisite landscaped garden in one of St Andrews most desirable addresses, Ormlea is a substantial detached five-bedroom home extending to 3785 sq.ft. Approached via a sweeping paved driveway bordered by lawn and mature flowering plants, the front door of this architecturally designed 1970s residence opens into a carpeted entrance hall leading into the sunny south-east-facing sitting room. With its captivating dual garden aspect, this room is flooded with natural light and offers a delightful connection between indoor and outdoor living. Exposed beams, wood panelling, and stonework contribute to a warm rustic ambience accentuated by a central HWAM wall-hung log-burning stove. Adjoining the sitting room is a versatile and peaceful study looking across the garden. As you leave this part of the home, steps take you into the light and airy reception hall and further living and reception areas. The south-east-facing dining room is a warm and inviting place to enjoy formal gatherings with sliding doors leading out to the garden. This then offers a convenient transition to the impressive contemporary breakfasting kitchen and stunning sun room. Centred around a focal kitchen island housing a halogen hob beneath a ceiling extractor hood, the kitchen features bespoke wall and floor cabinetry finished in cherry wood, with complementary marble worktops and stone flooring. A full suite of high-spec integrated Miele appliances includes two ovens, steam oven, microwave, grill, fryer, dishwasher and a separate integrated fridge and freezer. The charming breakfast area seating eight comfortably establishes this room at the heart of family life. With a utility room providing additional storage, the kitchen remains streamlined. There is access from here to a covered passage leading to a gardener’s WC (boot storage), larder, and bin area as well as the garden room restored in 2022 and a paved terrace. Enjoying a south-easterly panoramic aspect and leading to the alfresco area, the sun room with parquet flooring and a tasteful neutral palette is a seamless extension of the property and an ideal retreat for relaxation or entertaining. Completing the accommodation on this floor is a double bedroom with a modern en-suite shower room and built-in wardrobes. Bathed in natural light a staircase with wooden handrails and metal balustrades takes you to the first floor across a bridged landing with a charming view of the gardens. On this floor is the spacious principal double bedroom with built-in wardrobes and a luxurious en-suite bathroom. Finished in polished grey travertine wall and floor tiles, this indulgent space perfectly combines style and practicality and boasts a corner Villeroy and Boch bath, generous shower enclosure, washbasin built into wall-hung base-lit vanity, and WC. Three additional generously proportioned double bedrooms with built-in wardrobes are on this floor; comfortable and well-presented, they all benefit from an idyllic garden aspect. Each shares access to the well-appointed family bathroom with a pristine white suite comprising a bath, shower enclosure, washbasin built into vanity, and WC. Ascending to the third floor, the wood-panelled and skylit attic room with under-eaves storage is a flexible space that offers the potential for a retreat for older teenagers, a games room, or another bedroom for accommodating visiting friends and family.

Exterior
The expansive garden, tucked privately away behind manicured high evergreen hedges is a picturesque, secluded, and inviting haven that enjoys a south-east and west aspect.

Spanning 0.87 acres, and meticulously designed it features pathways, a variety of terraces, and a sweeping lawn that serves as the centrepiece, offering ample space for various outdoor activities from summer drinks parties to family barbecues and alfresco dining. The boundaries of the garden are adorned with carefully curated mature shrubbery, established trees, and flowering plants that add vibrant colour and natural beauty to the surroundings.

The double garage to the front features an electric up-and-over door along with built-in shelving and access to an electric vehicle charging point.

General Remarks & Information

Viewing
Viewing is strictly by appointment with the selling agents Rettie & Co, 28 Bell Street, St Andrews KY16 9UX. Tel: .

Satellite Navigation
The property’s postcode is KY16 8SF

Fixtures and Fittings
Only items specifically mentioned in the particulars of sale are included in the sale price. Additional items of furniture may be available by separate negotiation.

Entry & Possession
Entry and vacant possession will be by mutual agreement and arrangement.

Services
Mains water, electricity, gas and drainage. Three phase electricity with Smart car charging point. Central heating and hot water from gas fired boiler.

Local Authority - Fife Council

EPC Rating - Band D

Council Tax - Band G

Home Report
A Home Report incorporating a Single Survey, Energy Performance Certificate and Property Questionnaire is available for parties genuinely interested in this property. Please contact us, either by telephone or via the website entry for this property, to request a copy. No charge is made for electronic copies; a paper copy can also be made available from our offices or by post, at a charge of £20 to cover reproduction and administrative costs.

Offers
Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co at 28 Bell Street, St Andrews KY16 9UX.

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.

Particulars and Plans
These particulars and plan are believed to be correct, but they are in no way guaranteed. Any error, omission or misstatement shall not annul the sale or entitle any party to compensation nor in any circumstances give grounds for action at law.

Websites and Social Media
This property and other properties offered by Rettie & Co can be viewed on our website at as well as our affiliated websites at and addition, our social media platforms are facebook.com, RettieTownandCountry, twitter.com, RettieandCo, Instagram and LinkedIn.

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. This is acceptable either as original or certified documents.

Misrepresentations
1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co, 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.

2. The Purchaser(s) shall be deemed to acknowledge that he has not entered into contact in reliance on the said statements, that he has satisfied himself 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.

3. 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.

Important Notice
Rettie & Co, their clients and any joint agents give notice that:

1. 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.

2. Any areas, measurements or distances are approximate. 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 misstatement 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. have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.

3. 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.


EPC Rating: D
Council Tax Band: G