KIRKBRAE HOUSE, COLLESSIE, BY CUPAR,

EDINBURGH GLASGOW PERTH INVERNESS ELGIN AYR CUPAR ABERFELDY CASTLE DOUGLAS GALASHIELS KELSO PEEBLES LONDON WWW.CKDGALBRAITH.CO.UK Cupar about 5 miles. Perth about 15 miles. Dundee about 16 miles. KIRKBRAE HOUSE, COLLESSIE, BY CUPAR, FIFE About 0.11 acres (0.05 ha)

Ref: JA/00/24 Postcode: KY15 7RQ

A most impressive and substantial new house, quietly set in a charming small conservation village and offering excellent accessibility.

• The accommodation comprises: • Ground Floor: Vestibule. Open Plan Kitchen / Family Room / Dining Room. Study / Bedroom 5. Shower Room. Utility Room. Boiler Room. Hall. • First Floor: Hall. Sitting Room. Master Bedroom with en- suite shower room. Further Bedroom. Bathroom. Rear Hall. • Second Floor: Hall. 2 Bedrooms. Cloakroom.

• Stunning bespoke design offering spacious high quality family accommodation. • Green design features incorporating energy efficient ground source heating and high levels of insulation. • Wood burning stove and partial under floor heating. • Large integral single garage. • Attractive landscaped garden and driveway.

CONTACT: Cupar Office 73 Bonnygate, Cupar Fife, KY15 4BY

TEL 01334 659980 FAX 01334 659218 EMAIL [email protected] WEB www.ckdgalbraith.co.uk

WWW.CKDGALBRAITH.CO.UK GENERAL Kirkbrae House is an outstanding new house of impressive scale and quality lying in a lovely peaceful location in the charming conservation village of Collessie in central Fife. Enjoying a fine south westerly aspect, the house sits in a most attractive landscaped garden and is accessed via a very quiet shared private road which serves the handful of surrounding properties. The village itself has a charming quaint feel with many delightful old buildings in the local vernacular style and lots of open space including two children’s play areas. Local services and facilities are on hand in the villages of Letham, Ladybank and Auchtermuchty with a wider offering available in the bustling local Fife market town of Cupar where there is an excellent range of shops, supermarkets, restaurants, hotels, pubs and the like, as well as a thriving Farmer’s Market. Going further afield, accessibility to the cities from Collessie is excellent, with Perth, Dundee and even all within comfortable daily driving distance. The main motorway network is easily accessed via the M90 at Milnathort or Bridge of Earn, with the centre of Edinburgh approximately forty-five minutes away by road, Glasgow about one hour and twenty minutes and both Perth and Dundee only twenty minutes to the north. There are railway stations in Ladybank, Cupar, Leuchars, Dundee and Perth, with Edinburgh’s busy international airport also within easy striking distance. The ancient and historic town of , with its famous golf courses and renowned university, lies about 14 miles to the east.

As a county Fife offers an abundance of recreational opportunities and access to some very fine countryside and coastline. The lush rolling landscape is a perfect setting for walking, cycling, riding and golf, with many high quality courses within a short drive of Collessie, including the Old Course at St Andrews, regular venue for the Open Championship which visits again this year. Challenging fishing and shooting are also on hand. In terms of days out there are many options in the area from historic National Trust properties like Falkland Palace and Kellie Castle to the wide open spaces of Loch Leven and Fife’s Lomond Hills. There are lovely sandy beaches at St Andrews and Elie, with the pretty East Neuk fishing villages also conveniently located for day trips.

Nearby Letham is home to the acclaimed Secret Garden outdoor nursery school and also the local primary school with state secondary schooling available at Bell Baxter High School in Cupar. Independent schooling is available nearby at a number of highly rated establishments including The High School of Dundee, St Leonards, Kilgraston, Strathallan and Craigclowan.

DESCRIPTION Recently completed, and built to a superb thoughtful bespoke design with great attention to detail, Kirkbrae House has been constructed to a very high standard, incorporating a number of state of the art “green” design features including ultra high levels of insulation as well as a very energy efficient ground source heating system. The result is a fine unique contemporary house which offers outstanding family accommodation ranged over three floors. Externally the house has been finished in a most attractive coloured render under a traditional pantile roof, very much in keeping with the pretty look and feel of the village, whilst in terms of the accommodation itself the ground floor is centred around an excellent open plan kitchen / family room / dining room – essentially the cosy “heart” of the house – with vestibule and utility room off, as well as the rear hall which offers access to the study / bedroom 5, shower room and boiler room. The integral garage is also accessed from the hallway. A lovely wooden staircase leads to the first floor accommodation where the triple aspect sitting room benefits from a Morso wood burning stove as its focal point. The attractive master bedroom suite is also on the first floor, with excellent en-suite shower room, as well as the family bathroom with Jacuzzi style bath, guest bedroom and rear hall which leads to a “secret” sheltered raised patio area to the rear of the house. A further staircase leads from the front hallway to the second floor accommodation – a pair of utterly charming bedrooms with shared cloakroom and hall.

The property benefits from full double glazing and under floor heating to the ground and first floor levels, with radiators providing heat to the second floor. Of a high specification, the kitchen includes double oven, fridge freezer, dish washer and island unit with 5 ring gas hob. All floor coverings are also included.

OUTBUILDINGS Integral Garage: Large integral single garage with space for storage / workshop area. Power, light and water.

GARDENS AND GROUNDS Kirkbrae House stands in a most attractive landscaped garden with areas of lawn and patio, enclosed by lovely stone walls. There is a blocked driveway with parking for two vehicles.

SERVICES Water Mains Electricity Mains Drainage Mains Heating Ground source

COUNCIL TAX Kirkbrae House has still to be assessed for Council Tax purposes.

MORTGAGE FINANCE CKD Galbraith has an arrangement with independent mortgage brokers, Cluttons Private Finance, who may be able to assist purchasers with funding. For details contact Matthew Griffiths in our CKD Galbraith Edinburgh office on 0131 240 6990.

DIRECTIONS The village of Collessie is accessed off the main A91 which runs through the heart of Fife linking Cupar with the M90 motorway. On entering the village from the west, take the right turn where the road forks. Follow the road along, passing underneath the railway. The turning to the track to Kirkbrae House is then on the right opposite the thatched stone cottage. SOLICITORS Rollo Davidson McFarlane, 67 Crossgate, Cupar, Fife KY15 5AS Tel: 01334 654081 Fax: 01334 656350

VIEWING Viewing is by prior appointment only through the selling agents – CKD Galbraith. The person who may accompany you however, may not be an employee of CKD Galbraith.

IMPORTANT NOTES 1. These particulars are intended to give a fair and overall description of the property. If any points are relevant to your interest, please ask for further information, prior to viewing. Prospective purchasers are advised to seek their own professional advice.

2. Areas, measurements and distances are given as a guide. Photographs depict only certain parts of the property. Nothing within the particulars shall be deemed to be a statement as to the structural condition, nor the working order of services and appliances.

3. These particulars shall not be binding on our clients whether acted on or otherwise, unless the same is incorporated within a written document, signed by our clients or on their behalf, satisfying the requirements of Section 3 of The Requirements of Writing () Act 1995.

4. Closing Date A closing date may be fixed. Prospective purchasers who have notified their interest through lawyers to CKD Galbraith, in writing, will be advised of a closing date, unless the property has been sold previously.

The Seller will not be obliged to accept the highest, or indeed any offer and has the right to accept an offer at any time or withdraw the property from the market. The Seller will not be liable for any costs incurred by interested parties.

5. Offers Formal offers in the acceptable Scottish form should be submitted, through a Scottish Lawyer, to CKD Galbraith, 73 Bonnygate, Cupar KY15 4BY.

6. Third Party Rights and Servitudes The subjects are sold together with and subject to all existing rights of way, servitudes, wayleaves and others whether contained in the Title Deeds or otherwise, and purchasers will be deemed to have satisfied themselves in all respects thereof. EDINBURGH GLASGOW PERTH INVERNESS ELGIN AYR CUPAR ABERFELDY CASTLE DOUGLAS GALASHIELS KELSO PEEBLES LONDON WWW.CKDGALBRAITH.CO.UK