Strictly by appointment with Bell Ingram Perth office - 01738 621121.
Leave St Andrews travelling south on the A915 signposted for Upper Largo. At Lathockar
Sawmill turn left onto the minor road for Stravithie and after about 1.5 miles the road to
Kinaldy is on the right-hand side at the Acorn Nursery sign. Stay on the track and South
Kinaldy House is on the left.
South Kinaldy House sits in an attractive, rural location surrounded by farm and
woodland but is close to the historic town of St Andrews.
St Andrews is located on the east coast of Fife. It has a wide variety of shops, hotels,
restaurants, and recreational and cultural facilities. To the south, the East Neuk of
Fife stretches along a spectacular coastline which boasts fishing villages built around
picturesque harbours and sandy unspoilt beaches. To the north, the Tay Road Bridge
provides easy access to Dundee, Angus and Aberdeen.
Tentsmuir National Nature Reserve with its long stretches of beach and forest trails are
ideal for walking, cycling or horse riding. The area also has a great variety of water sports
clubs for all levels of expertise including surfing, sailing, rowing and canoeing.
St Andrews is renowned worldwide as the ‘Home of Golf’. The Old Course is a regular
host to the Open Championship. There are now six further golf courses run by the St
Andrews Links Trust, in addition to the many other golf courses in the area including the
Duke’s Course, two courses at Fairmount, St Andrews Bay and Kingsbarns.
The town is also well known for its university which was Scotland’s first university and
the third oldest in the English-speaking world, founded in 1413. For over six centuries it
has established a reputation as one of Europe’s leading and most distinctive centres for
teaching and research. The town provides good state schooling at Madras College and
private schooling at St Leonards, and The High School of Dundee is also within easy
Access by rail, road and air is good. Leuchars railway station is on the main Aberdeen to
London line and provides a fast link to Dundee and Edinburgh. Edinburgh Airport, with its
increasingly wide range of domestic and international flights, is only 44 miles away and
Dundee Airport has regular services to London Stansted. There is a dual carriageway and
motorway connection to Edinburgh from Kirkcaldy or an alternative route is via Cupar on
the A91 to join the M90 at Junction 8.
This beautiful detached property is the original carriage house and stables of South
Kinaldy House, thought to date back to 1802. The B listed property, a few miles south of
historic St. Andrews on a private farm, was completely and sympathetically renovated by
current owners in 2009, with further renovations in 2013 and 2019. The design and layout
make it ideal for comfortable family living and entertaining. This lovely stone building has
five en-suite bedrooms and two further WCs and it has been well maintained. In the past
it was the only 5-star luxury bed and breakfast in St. Andrews. Impressive fittings, fresh
decoration and fitted carpets are to the very highest specification and are included in the
sale. This steading conversion is steeped in character throughout, blending contemporary
boutique features with warm traditional wood and stone.
Arched double front doors open to an inviting vestibule with double glass doors, and a
light-filled reception and sitting area lies beyond with direct access to patio and private
walled garden through large double doors. A local stone slab with timber mantle houses
the wood burning fireplace. Full height double glazed arch windows overlook the walled
garden, flooding the ground floor with natural light, and two further full arch windows light
the sizeable sitting room beyond. A beautifully landscaped walled garden lies beyond the
six arches, inviting nature into the home. One arch opens directly into the relaxing private
Also on the ground floor is a guest bedroom with a boutique en-suite wet room and a
To the left of the entry reception is a spacious dining room for formal occasions or family
meals, with a double size arch window overlooking meadow woodland. Space for informal
dining/breakfasting is in the family kitchen, where Shaker-style cabinets and spalted Fife
elm merge with bespoke stainless-steel units and tops. Providing an impressive ergonomic
cooking and eating space. The central island unit provides generous storage and is fitted
with a five-burner gas hob and sizeable vent hood above. A large walk-in larder pantry is
to one corner, and to the opposite side are a utility/ laundry room, storage cabinets, farm
sink and WC. The utility room stable door and a wide rear entrance lead to each garden.
A beautiful ancient yew and elm staircase leads to the first floor, where there are the large
bedrooms, all with bespoke boutique bath, shower or wet rooms featuring Hans Grohe
rain showers, multi shower heads and jets, designer sinks and underfloor heating. The first
floor is the master bedroom suite, which can be accessed either from bedroom three as
a suite, or from a private second staircase leading from the utility room. The master suite
comprises a large bedroom with east and west facing windows, a generous light-filled
wet room with multi-jetted rain shower, a large Maax chromalite jetted tub, two walk-in
wardrobes. Beyond the master bathroom is a separate study or office which could be a
sixth bedroom or nursery.
The quiet walled garden has mature trees and perennial plantings provides several
distinct areas each with its own characteristics. The private garden of South Kinaldy
House was knowledgeably planted over the years to take advantage of its south west
facing position and to provide low maintenance space for relaxing and entertaining.
Organic by design, the gardens were also created to attract birds, bees, butterflies and
other Scottish wildlife. Spring flowering bulbs continue the garden colour in the winter
and early spring months.
The walled section comprises mature trees, conifers, hedges and shrubs bounding a large
green lawn. Shrubs and trees are positioned to provide maximum privacy and shelter
as well as creating a lovely backdrop and habitat for birds and birdwatching. Accessed
directly from the lounge is a long flagstone patio with seating, which effiectively brings the
garden into the house and provides an idyllic place to relax. Several other patios and
seating areas are dotted around the garden. Raised kitchen beds and a bay laurel topiary
allée separate a flagstone firepit circle and barbecue area with lawn surround. Two storage
sheds are nearby.
To the east of the walled garden lies the relaxing organic woodland meadow with a
network of paths meandering through and around a large pond with a wide ramped entry
point. The approximately half acre eco-area contains a mix of perennial flowering shrubs,
wildflowers, bulbs and log habitats to support area wildlife such as hedgehogs, owls and
insects. At the edge of the pond and stone wall is a large walk-in Omlet chicken coup.
There is potential for glamping or smallholding here.
There is parking for several vehicles in the large, original whinstone wash bay area to the
east of the house and a long gravel driveway, accessed through iron gates, for further
private parking. Another large parking pad is to the west. A service entrance into the
laundry/utility/kitchen area, shielded by the stone wash bay, is at behind the house by the
eastern pond and meadow area.
Mains electric and water, private drainage to a septic tank and LPG heating.
Fife Council Tax Band G
EPC rating - D
South Kinaldy House is B listed.
Fixtures and fittings
The fitted flooring and the integrated kitchen appliances are included in the sale.
Right of Pre-emption
There is a right of pre-emption in favour of a previous proprietor who has 21 days from the
date of an acceptable Offer to exercise their Right to purchase.
Servitude rights, burdens and 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 referred to in the General Remarks and Stipulations or not. The
Purchaser(s) will be held to have satisfied himself as to the nature of all such servitude
rights and others.
Vacant possession and entry will be given on completion.
Offers must be submitted in Scottish legal terms to the Selling Agents. A closing date for
offers may be fixed and prospective purchasers are advised to register their interest with
the Selling Agents following inspection.
Bell Ingram, their clients and any joint agents give notice that:
1. They a