GARDEN

Downfield House is set in 2.81 acres of sheltered and private garden grounds and is approached by an access road which leads through high laurel hedges to a gravelled area to the east of the property offering parking for a number of cars. A wooden gate opens to the gravelled driveway at the rear of the property. This sweeps around the house and also gives access to the large garage/workshop and adjacent log store to the north. The main section of garden lies to the south west of the property. Stone steps lead down from the west drive to a sunken semicircular lawn which is enclosed by mature conifers. Steps then rise on the opposite side to join a striking ‘patte d’oie’. This fan formation is planted with a variety of trees, yew hedging and shrubs providing an ornate and attractive garden to both wander through and enjoy and is specifically designed to take full advantage of the views available from the DOWNFIELD HOUSE, LADYBANK, FIFE, KY15 7TG house and the garden itself. The Northwest corner of the garden has been landscaped to provide a "viewing platform" for the panoramic vista over the surrounding countryside. It affords astonishing views spanning from the Pentland Hills and the Firth of Forth to the south through to the Campsie Fells, The Lomonds, Ben Lawers, Schiehallion, the Sidlaw Hills and as far as the Cairngorms in the north. Delightful meandering paths cut through further wooded areas to the north and east. These are attractively under planted with spring bulbs and woodland plants. The garden also incorporates an orchard area planted with various fruiting trees and a productive vegetable patch.

GARAGE There is a large metal double garage/workshop 10.97m x 5.49m (36' x 18') with electrical power points and bulk 3 PUBLIC ROOMS, 8 BEDROOMS, 2 BATHROOMS, SHOWER ROOM, KITCHEN, head floodlights to the north west of the property. Also an attached timber built log and coal shed 6.10m x 3.96m (20' x 13'). LARDER, WASH HOUSE WITH SEPARATE WC, STUDY, OIL FIRED CENTRAL HEATING, PARTIAL DOUBLE GLAZING, EXTENSIVE GARDEN GROUNDS, LARGE YARD 23.77m x 16.15m (78' x 53') GARAGE, LOG STORE, YARD WITH HARD STANDING.

An area of hard standing with caravan to the west of the property was previously used as a storage and equipment This handsome former factor's house, originally built in 1847 for the Tarvit House Estate, was significantly extended in yard by a former tree surgery business and is accessed separately from the farm road through large 8 metre wide double gates. It offers possible development potential through Fife Council's Policy E16 Housing Development in the 1930s to create what is now a substantial, traditional, family home. It is constructed mainly of whinstone with the Countryside. sandstone quoins and retains many of the original features both Victorian and Art Deco. Set within 2.81 acres of landscaped garden grounds the property takes advantage of the magnificent panoramic views over the surrounding SOLAR PANELS rolling Fife countryside and further afield. Secluded and yet centrally located overlooking the Howe of Fife, Downfield lies within six miles of the bustling market town of Cupar which offers a wide variety of local shops, services and There are 8 solar panels on the south facing section of the east wing roof which offer a significant reduction to the electricity running costs of the property. leisure opportunities to meet every day requirements. The historic university town of St Andrews, renowned worldwide as the Home of Golf, is a comfortable half an hour drive away on the east coast of Fife and provides a vibrant mix of SERVICES shops, restaurants, hotels, leisure and recreational facilities. Some 20 miles to the north across the Tay Bridge is the resurgent city of Dundee while Perth and Edinburgh are within easy daily commuting distance. Railway stations at The property is served with Mains Water, in addition there is a private supply to part of the house. Telephone. Cupar, Ladybank and Markinch on the main east coast Aberdeen to London line provide fast links to Inverness, Satellite Broadband. Drainage is private by way of a septic tank and soakaway. Edinburgh and the South. In addition regular short haul flights leave from Dundee airport and Edinburgh international DIRECTIONS airport is less than an hour's drive away. Downfield House provides the perfect setting for a wide range of recreational pursuits including walking, cycling, riding and golf with numerous highly rated courses nearby including Ladybank, Directions – Leaving Cupar on the A914, heading towards Glenrothes,, continue for approximately 3 miles turning Crail, Elie, Scotscraig and the many fine courses in and around St Andrews all of which lie within a 20 mile radius. left at the sign for Cults Hill. Follow the road up the hill and over the cross roads to the top of the hill. Downfield is Good schooling is available locally and private schools in the area include The High School of Dundee, St Leonards indicted by a stone walled entrance on the right. Continue up the farm road and Downfield House is located beyond in St Andrews and several other highly regarded schools in and around Perth. the steading on the right. A for sale sign will be evident. Cupar - 6 miles, Dundee - 19 miles, St Andrews - 13 miles, Glenrothes - 10 miles ENERGY RATING - E Perth - 26 miles Edinburgh - 40 miles. VIEWING Contact Messrs Williams Gray Williams, 7 St Catherine Street, Cupar, telephone 01334 656644. Viewing strictly by appointment telephone Cupar 01334 656644 WHILE THESE PARTICULARS ARE BELIEVED TO BE CORRECT, THEY ARE NOT GUARANTEED OFFERS OVER £500,000 BY THE SELLING AGENT, NOR DO THEY FORM PART OF ANY OFFER TO SELL A wrought iron gate and gravelled driveway to the south west of REAR HALLWAY is accessed from the main entrance hall and From the main West Wing Entrance Hall a staircase, with BEDROOM 5 - 4.65m x 3.33m (15'3"x 10'11") With views to the property lead to a substantial timber panelled front door has doors opening to the kitchen, dining room, rear staircase back lit stained glass Art Deco panel on the half landing the north this room is currently being used as a library. It is opening into the and east entrance vestibule. Telephone socket. rises to fitted with generous book shelving and houses an impressive Caithness Stone and sandstone fireplace. A hatch to the ceiling FRONT VESTIBULE with full Art Deco sunburst window and DINING ROOM 4.47m x 4.15m (14'8" x 13'7½") The warm FIRST FLOOR LANDING which provides access to 4 further with pull down ladder offers access to the partly floored attic. A ceiling light. Doors open to shower room and entrance hall. and inviting south facing dining room features a log burning double bedrooms and the family bathroom. mock press cupboard with false floor opens to a small flight of stove on a stone hearth, glass shelved open press with cupboard stairs leading down into the Office and affords access to the SHOWER ROOM 1.90m x 1.24m (6'3"x 4'1") incorporating below, cornicing and secondary glazing. Eastern Wing. wash hand basin, WC and shower cubicle with Mira Excel BEDROOM 2 - 4.12m x 3.06m (13'6"x 10'0½") is currently being used a study and is fitted with shelving, has an attractive shower. An opaque secondary glazed window opens to the north. OFFICE 5.28m x 2.51m (17'4"x 8'3") On entering this part cast iron and tiled fireplace and a secondary glazed window to the of the house via the link door the Office, which was originally ENTRANCE HALL A partially glazed Art Deco door leads into south. A hatch provides access to attic space. designed as a dark room now provides a useful work space with the impressive main west wing entrance hall with further striking extensive shelving and a secondary glazed window looking north. Art Deco features. Panelled doors offer access to the principal BEDROOM 3 - 4.13m x 3.32m (13'6½"x 10'10½") The west This room houses an airing cupboard with immersion boiler and reception rooms, a single bedroom, under stairs cupboard and facing window has shutters and views over the garden grounds and extensive bookcases and is a point of access to east wing rear hallway. A staircase rises to the first floor. beyond. A handy shelved press cupboard offers useful storage hallway. space. DRAWING ROOM 6.18m x 4.62m (20'3 ½"x 15'2") This EAST WING HALLWAY offers access to the rear staircase which well proportioned and elegant room with large shuttered leads down to the rear hall. Doors open to the office, a windows to the west and north has a feature fireplace with cast bathroom, 3 further double bedrooms and a large walk-in iron insert, deep cornicing and impressive Art Deco pendant light cupboard with shelved and hanging storage and window to the fitting. A shelved press cupboard houses the electricity meters north. Access to 2 separate attics is gained through 'borrowed and a further door leads to the larder. Two cast iron radiators. light' hatches in the ceiling. BT telephone socket.

BATHROOM 2.56m x 2.45m (8'5"x 8'0½ ") This room houses a 3 piece suite consisting of WC, pedestal wash hand basin and EAST ENTRANCE VESTIBULE with coat hooks leads to a bath with mixer taps and shower head. There is partial tiling to partially glazed exterior door on the east elevation of the the bath area. A secondary glazed south facing window offers property. good natural light. Chrome heated towel rail.

KITCHEN 4.18m x 4.09m (13'8" x 13'5 ") The partially tiled BEDROOM 6 - 4.94m x 3.65m (16'2½"x 11'11") this bright kitchen with its warming oil fired Aga comprises floor standing and attractive south facing room has a cast iron fireplace with units with areas of open shelving above, a left hand drainer sink pine surround and a press cupboard offering both shelved and and is plumbed for a dishwasher. Secondary glazed windows to hanging storage. Secondary glazing. the north and east overlook the woodland garden. Doors open to the larder and north vestibule.

BEDROOM 4 - 4.65m x 3.33m (15'3"x 10'11") is currently used as the Master Bedroom and boasts views over the west PARLOUR 4.55m x 4.55m (14'11"x 14'11") A bright and garden. A particular feature of this bright and well proportioned attractive room with garden views to the south and west. A cast room is the decorative cast-iron fire place with pine mantle, tiled iron fire place with pine surround. cornicing and picture rail. inserts and ornate hood. There is a corner press cupboard and There are shutters to the windows, two cast iron radiators and a shutters to the windows. BT telephone socket. BT telephone socket.

BEDROOM 7 - 3.66m x 3.19m (12'.0"x 10'5½") Currently LARDER 4.22m x 2.08m (13'1"x 6'10") The larder retains its used as a sitting room this east facing room has secondary original stone shelving and houses the boiler and pulley clothes glazing and a corner cast-iron fireplace. hanger. There is a left hand drainer sink with secondary glazed east facing window above and plumbing for a washing machine. BEDROOM 8 - 3.65m x 3.05m (11'11½"x 10'0") lies in the A door also links through the original press cupboard to the north eastern corner of this part of the house and also offers drawing room. views over the garden to the east. Secondary glazing.

NORTH VESTIBULE Entrance to the pine lined north vestibule is The rear staircase leads down to a partially glazed door gained through the kitchen with doors to the wash house and a giving access to the rear hallway. Useful storage is

partially glazed external door to the east garden. There is a provided by 2 cupboards, one under the stair. Light is handy standpipe on the external wall. provided by a window on the south elevation at the half FAMILY BATHROOM 2.38m x 2.34m (7'9 ½"x 7'8) This west BEDROOM 1 - 4.46m x 2.41m (14.7½"x 7'11") This south landing. WASH HOUSE 2.76m x 1.86m (9'0½"x 6'1") The east facing facing room houses a white 3 piece suite comprising bath, with facing bedroom has a wash hand basin, feature pendant light, electric Gainsborough shower over, WC pedestal wash hand basin cornicing and shutters to the window . BT telephone socket. shelved and pine lined wash house with deep butlers sink, WC and wash hand basin is also plumbed for a washing machine. and chrome heated towel rail.