Hilton Cottage

HILTON COTTAGE

BALBUTHIE • ELIE • FIFE

HILTON COTTAGE

BALBUTHIE, ELIE, FIFE, KY9 1EX

St Monans 1.8 miles, Elie 2.6 miles, St. Andrews 12 miles, Edinburgh Airport 42 miles, Edinburgh City Centre 45 miles

SUBSTANTIAL FAMILY HOME WITH ANNEXE, STABLING AND PADDOCK WITH PANORAMIC VIEWS OVER THE FIRTH OF FORTH

Spacious accommodation on accessible ground floor Separate annexe with en suite bedroom Stable block with tack room and store Paddock – about 0.97 acres Stunning countryside setting South-facing views over the Firth of Forth Accessible location to popular East Neuk villages of Elie and St Monans

Living Room, Kitchen with Dining Area, Sunroom, Dining Room, Utility Room Principal Bedroom Suite, Three further Bedrooms (One En Suite), Bathroom Annexe with Living Room, En Suite Bedroom, Kitchen

EPC = E Savills Edinburgh Wemyss House About 1.48 acres in all 8 Wemyss Place Edinburgh EH3 6DH Tel: 0131 247 3738 [email protected]

Situation Description Situated in rolling Fife countryside the property benefits from a peaceful rural setting yet is in Once a set of four traditional stone built cottages, Hilton Cottage is now a superb family a very accessible location to the popular East Neuk village of Elie and Earlsferry and all of the house situated in an elevated position with southerly views over the Firth of Forth towards services and amenties the village offers. Bass Rock and the stunning East Lothian countryside with the prominent North Berwick Law. Views from the property stretch towards the Isle of May to the east, to the Lomond Owing to the rich agricultural land surrounding the property, there is the fantastic Ardross Hills to the west. Farm Shop only 1 mile away which supplies a range of local farm produce as well as the regular Farmer’s Markets at Bowhouse Farm ( 0.9 miles). Further services and shops are The front entrance to the property is through a half glazed sun porch which then leads into a located in St Monan’s (1.8 miles ) and St. Andrews (12 miles). large living room with feature wooden beams, and brick wall with wood burner. From the living room, a light and open sunroom can be accessed, overlooking the rear garden with The surrounding areas offer a wide range of outdoor pursuits, from scenic walks around the fantastic sea views to enjoy. A rear door opens up on to a decked patio with al fresco dining loch at Kilconquhar to the renowned sandy beaches at Elie and the water sports and sailing area. provided there. There are nearby golf courses at Elie/ Earlsferry, Crail and Kingsbarns, and the famous courses at St. Andrews, with the Old Course playing host to the 2022 Open From the living room, a hallway leads down to the rest of the accommodation. A south Championship. facing kitchen with dining area is passed first, with Morso wood burner, characterful tiled floor and ample fitted base and wall units with integrated appliances. On the opposite side of Hilton Cottage is conveniently located for the Fife link road (A92) which provides dual the hall way is a flexible room which could be used as either a separate formal dining room, carriageway access to the motorway network and Edinburgh, which is 42 miles away. play room or further bedroom. A family bathroom and utility room are located next down the Edinburgh Airport provides both domestic and international flights. Kirkcaldy has a mainline hallway before passing by three further bedrooms. One is currently used as a study, and railway station on the east coast line from Aberdeen to Edinburgh with a through service to another has an en suite shower room, whilst another contains a useful basin and fitted London. storage. At the end of the hall, a spacious and private principal suite is located with large bedroom, dressing area, and en suite bathroom which has a bath with shower attachment.

A separate self-contained one bedroom annexe is located in the adjacent outbuilding. The apartment features a fitted kitchenette, large living room and bedroom with en suite shower room. The stable block contains a large store / workshop, three stables and a tack room. There is potential to convert the rest of this space into further accommodation, subject to obtaining the necessary permissions.

The paddock extends to just under an acre in size (about 0.97 acres) to the south and east of the house. It is accessed from the stable yard and is equipped with electric fencing and a water trough.

The gardens and grounds surrounding the property extend to around 1.48 acres and include a yard in front of the stable block, immaculately presented south facing gardens containing a range of mature fruit trees, silver birches and shrubs, two child-safe ponds and a child’s play area.

Directions From the A915, at Upper Largo continue straight on Main Street turning into the A917. Continue on this road, turning left at the sign for Kilconquhar which becomes the B941. Continue through Kilconquhar exit the village by taking the right turning for Balbuthie Road. Continue on this road for approximately 1.6km, Hilton Cottage is the first property on the right after passing Balbuthie Farm.

General Remarks Deposit A deposit of 10% of the purchase price may be required. It will be paid within 7 days of the Services conclusion of Missives. The deposit will be non-returnable in the event of the Purchaser(s) Mains electricity. Mains water. Private drainage to septic tank. Oil fired central heating. failing to complete the sale for reasons not attributable to the Seller or his agents.

Local Authority & tax band Viewing Fife Council Tax Band G. Strictly by appointment with Savills - 0131 247 3738.

Fixtures & Fittings Important Notice Standard fixtures and fittings are included in the sale. Savills, their clients and any joint agents give notice that:

Servitude rights, burdens and wayleaves 1. They are not authorised to make or give any representations or warranties in relation to The property is sold subject to and with the benefit of all servitude rights, burdens, the property either here or elsewhere, either on their own behalf or on behalf of their client or reservations and wayleaves, including rights of access and rights of way, whether public or otherwise. They assume no responsibility for any statement that may be made in these private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains particulars. These particulars do not form part of any offer or contract and must not be and water, gas and other pipes, whether contained in the Title Deeds or informally relied upon as statements or representations of fact. 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 2. Any areas, measurements or distances are approximate. The text, photographs and plans and others. are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills Offers have not tested any services, equipment or facilities. Purchasers must satisfy themselves by Offers, in Scottish legal form, must be submitted by your solicitor to the Selling Agents. It is inspection or otherwise. intended to set a closing date but the seller reserves the right to negotiate a sale with a single party. All genuinely interested parties are advised to instruct their solicitor to note their Brochure prepared and photographs taken September 2020 interest with the Selling Agents immediately after inspection. 200921

HOUSE ANNEXE & S TABLE BLOCK 2,633 SQ FT (244.6 SQ M) 1,679 SQ FT (156 SQ M)

Savills Edinburgh Wemyss House 8 Wemyss Place Edinburgh EH3 6DH Tel: 0131 247 3738 [email protected]