3 Bed Detached House For Sale

Delightful house with a lovely garden, orangery, parking and planning permission to extend.

• Excellent opportunity in a prime central location, circa 2,020 sq ft

• Charming well-presented upgraded accommodation

• Enclosed south-facing garden, garage, greenhouse, shed, ample driveway parking

•Close to town centre, university, golf courses and all main amenities

• Planning permission and building warrant for one and a half storey extension, & additional separate domestic outbuilding

• Conservation Area. Built in 1876 and remodelled in the mid-1960s. Orangery was added in 2014

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

Property Details & Description
Accommodation

Ground Floor
Entrance Vestibule, Drawing Room, Orangery, Kitchen, rear Hall/Stairway with Toilet off and access to Cellar.

First Floor
Hall, Three Bedrooms (One with en-suite Shower Room), Bathroom.

Outside
Delightful south-facing garden, garage, greenhouse, shed and off-street parking

Planning Permission
Planning permission and a building warrant have been granted for the erection of a one-and-a-half-storey extension and separate additional domestic outbuilding. Fife Council application numbers 22/00220/FULL and 22/00220/NMV1

Situation
Grattan Lodge is beautifully situated in a charming established leafy setting on Kennedy Gardens, very quiet, yet incredibly close to the heart of Fife’s golfing mecca of St. Andrews, and only a few minutes from the town’s cosmopolitan shopping district which includes South Street, Market Street, Bell Street and North Street. The ancient historic university town offers residents a superb mix of amenities and facilities and is renowned worldwide as the “Home of Golf”. The city of Dundee is some thirteen miles to the north with Edinburgh easily accessible to the south. Fife’s pretty East Neuk is nearby with its quaint picturesque fishing villages such as Anstruther, Pittenweem and Elie whilst the bustling county market town of Cupar is a short drive to the west. Surrounding St. Andrews is some particularly fine countryside and coastline with a lovely mix of farmland, woodland, river and hill ground. The result is home to an array of wildlife which provides an excellent choice for the outdoor enthusiast with walking, cycling, sailing and riding all readily available. There are many highly regarded golf courses in the area including the Old Course at St. Andrews and the Championship Course at Carnoustie, both of which regularly host the British Open – the event returned to St Andrews in July 2022 for its 150th anniversary. There are seven courses under the management of The St Andrews Links Trust - the Old, the New, the Jubilee, the Castle, the Eden, the Strathtyrum and the Balgove – with the courses at Dumbarnie, Kingsbarns, the Dukes, Crail, Lundin Links and Ladybank also close by, and to name but a few. In terms of days out, there are a number of good sandy beaches in the area including those at St. Andrews itself as well as Tentsmuir, Kingsbarns and Elie. There are also several popular National Trust for Scotland properties in the area including Kellie Castle, Hill of Tarvit and Falkland Palace. State schooling is available locally with independent schooling being provided at St. Leonards in St. Andrews and the High School of Dundee. There are railway stations in Leuchars, Cupar, Ladybank and Dundee, with Edinburgh Airport well within reach.

General Description
Grattan Lodge is a charming property with a lovely private fully enclosed south-facing garden, garage, greenhouse, shed and driveway parking. Constructed in 1876, the house was originally a single-storey wing on the western side of the neighbouring Victorian building. In the 1960s a second floor was added to create the house which we see today. Grattan Lodge has been upgraded in recent times with a wonderful south-facing orangery having been added to the drawing room in 2014, allowing light to flood through to the main living space. There is oak wood flooring throughout the ground level and the windows have been upgraded with double-glazed modern sash and case windows.

Accommodation
Grattan Lodge is approached via a private gravel drive with a low stone wall in front. A gate then leads through to the garden with steps up to the entrance vestibule which has a roof light and bi-fold doors into the modern orangery. The charming kitchen has a three oven gas fired AGA, Whirlpool single induction ring, oak units, laminate worktops, Liebherr larder fridge, Bosch dishwasher, Miele washing machine and a worktop-mounted Panasonic oven/microwave/ steam combination cooker. There is a Kingfisher boiler and pressurised hot water cylinder. The spectacular main drawing room has a lovely open fire with beautiful sandstone surround and hearth. Two steps lead down to the south-facing orangery which has a glazed roof with windows and French doors along the front. There is a cosy multi-fuel Charnwood stove with a slate hearth in the corner. Off the hall is the delightful original front door which opens into the garden. There is a cloakroom with a WC, wash basin and original butler's sink. The cellar has steps down to a pantry cupboard which houses the electricity meter. Stairs then lead up to the first-floor hall. The charming main bedroom looks out over the garden and has a useful raised sitting area opposite the bed whilst the beautiful main bathroom is finished with Porcelanosa tiles, Duravit sanitary ware, a bath and a heated towel rail. Bedroom 2 has exposed beams and fitted wardrobes with a door through the wardrobe to the en suite shower room with a Mira Sport electric high-pressure shower, and an electric towel rail. The third bedroom is currently used as a study.

Garden
To the south of the house, in front of the orangery, is a lovely private enclosed garden with a wall on one side and high fences on two sides. It has a neat lawn along with well-stocked borders and flower beds. There is a greenhouse and a sheltered patio outside the main entrance. A shed has also recently been installed in the south-east corner of the garden.

To the side of the house is a single garage with a manual up and over door. It has a roof light.

To the north of the house is a gravel driveway offering ample off-road parking.

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 9DJ.

Fixtures and Fittings

Only items specifically mentioned in the particulars of sale are included in the sale price.

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

Services
Mains water, electricity, gas and drainage.

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 plans 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.
Photos October 2023.

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, Rettie and Co, 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