Hillview, Lucklawhill, Balmullo, St. Andrews

4.2 ACRES. Outstanding country property close to St Andrews with sea views.

With Land.

• Delightful four-bedroom home

• Breath-taking sea views towards to St Andrews

• Grazing paddock circa 3.2 acres

• Beautiful south-facing gardens

• Scenic and peaceful Fife location

• Short drive from St Andrews

• Double garage

• About 4.2 acres in total

Tenure Freehold
EPC E
Council Tax G

Property Details & Description
Accommodation

GROUND FLOOR
Entrance vestibule, hallway, lounge, kitchen, dining room, conservatory, four bedrooms, cloakroom, shower room, family bathroom, laundry

EXTERIOR
Expansive south-facing rear garden with breath-taking sea and countryside views.

Wrap around garden within 1-acre plot

Grazing paddock circa 3.2 acres

Detached double garage and large driveway

Situation
Hillview is peacefully located in the small hamlet of Lucklawhill just outside the picturesque and friendly village of Balmullo. Residents have access to a village shop, the popular Balmullo Inn, and a primary school, park, doctor surgery and village hall. Nearby St Andrews has an array of amenities including retail, dining, and leisure options are available in the historic town of St Andrews. Renowned as the “home of golf” it is also home to the internationally recognised University of St Andrews. Balmullo is within easy reach of Dundee, a twenty-minute drive to the north, and Edinburgh is approx. 80 minutes by car or an hour by train from Leuchars with the station only a 5-minute drive away.

Set in the north-east of Fife, Balmullo offers superb opportunities to explore this picturesque part of the country. Surrounded by beautiful countryside there are many lovely walks and cycles to enjoy including those at Tentsmuir Forest and Willies Wood. Keen golfers will delight in the nearby clubs in Kingsbarns, Scotscraig and St Andrews with the world-famous Old Course within easy reach. Leuchars boasts a beautiful 12th century church and the romantic Earlshall Castle. State schooling is provided locally in Balmullo at primary level with high school provision in Cupar at Bell Baxter High. Private options are available at St Leonards in St Andrews and at The High School of Dundee. An efficient bus service connects Balmullo to towns throughout Fife.

General Description
Occupying a substantial plot (circa 4.2 acres in total) with a breathtaking sea views towards St Andrews, unspoilt countryside outlook and stunning gardens, this four-bedroom detached family home nestled in the scenic Fife hamlet of Lucklawhill just outside Ballumo offers a charming rural lifestyle. Welcomed into the property by an inviting entrance vestibule and hallway, this side of the residence is home to four superb living and reception areas each enjoying a south-facing aspect. To your left, the lounge (dual aspect with 5 windows one of which is a large window that frames stunning sea views towards the Bay of St Andrews) with its exposed beams and log-burning stove situated in a brick chimney breast exudes a cosy and rustic ambience. Opposite, an elegant twin-windowed dining room with a stylish interior design is the perfect place to host formal dinners and memorable family gatherings. Moving further into the residence the sizeable dining kitchen with delightful garden views is almost farmhouse in style with cream wall and floor units and worktops set against a backdrop of large terracotta floor tiles. Integrated BOSCH appliances include an eye-level double oven, induction hob, and extractor hood. Returning to the hallway and the south-facing conservatory is a fantastic retreat with captivating sea views of Eden Estuary, the Bay of St Andrews, and St Andrews in the distance, surrounded by gardens and countryside. Tastefully finished it offers garden access making it the perfect place to enjoy indoor and outdoor entertaining with friends and family. Completing the layout of this part of the property is a well-appointed shower room and a useful laundry. The west wing is home to four carpeted bedrooms, three doubles and one comfortable single currently utilised as a peaceful home office. Each provides light and airy accommodation with the principal benefitting from built-in wardrobes and dual aspect from three windows. The bedrooms share access to a luxurious family bathroom showcasing a freestanding cast-iron bath, washbasin, chrome towel radiator and WC as well as a design-led rainfall shower room.

EXTERIOR
The private and peaceful south-facing gardens are exceptional, providing an enchanting place for friends and family to enjoy. Boasting a breath-taking sea views and of the surrounding countryside they blend a manicured lawn with pretty flowering borders, mature shrubbery and established trees.

Adjacent to the house is a grazing paddock circa 3.2 acres.

There is ample off-road parking and a detached double garage.

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 0BQ

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
Private drainage, oil fired central heating, mains water, and electricity.

Local Authority - Fife Council

EPC Rating - Band E

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: E
Council Tax Band: G