28 BELLHOUSE ROAD Aberdour • Burntisland • KY3 0TL 28 BELLHOUSE ROAD Aberdour • Burntisland • KY3 0TL

Spacious and easily accessible property situated in peaceful seaside village location.

Inverkeithing 4.5 miles, Dunfermline 7.5 miles, Kirkcaldy 10.3 miles, Edinburgh 18.8 miles (all distances are approximate) = Hall, sitting room, WC, kitchen with dining area, utility room, conservatory. Master bedroom with en suite shower room, 3 further double bedrooms, bathroom. Loft. Garden with patio and decked terrace. Garage with workshop and mezzanine store.

Savills Edinburgh Wemyss House 8 Wemyss Place, Edinburgh EH3 6DH 0131 247 3700 [email protected] VIEWING Strictly by appointment with Savills - 0131 247 3738.

DIRECTIONS From Edinburgh take the A90/M90 north over the Forth Road Bridge. Leave the motorway at Junction 1 and take the A921 east to Aberdour. Continue into Aberdour. Turn right through the grand stone gateposts onto Dovecot Park. Turn right onto Bellhouse Road, number 28 is located towards the end of the road, on a quiet cul-de-sac.

SITUATION Aberdour is a historic coastal village in the Kingdom of Fife. It is a pleasant and peaceful community which also acts as a commuter village to the larger local towns as well as Edinburgh. The location, a short distance from the golf course, tennis club and beaches, is excellent for families. The village has two beaches including popular Silver Sands, which is considered one of the finest Blue Flag beaches in Scotland.

Edinburgh is only 18 miles away and Edinburgh Airport is on the near side of the city. The M90, just 4 miles to the west, provides fast links to Edinburgh, Glasgow and Perth. There is a railway station in Aberdour with regular services into Edinburgh making for an easy commute. Inverkeithing railway station provides a more comprehensive train service as it serves the Caledonian Sleeper and intercity services. Aberdour has a good range of local amenities including a number of popular pubs and restaurants. Asda and Tesco supermarkets can be found in nearby Dalgety Bay. There is a local boat club, shinty club as well as Aberdour Golf Club, the course of which lies a short distance from 28 Bellhouse Road. It is a beautiful private members parkland At the centre of the property is an exceptional course, with stunning vistas over the River Forth contemporary kitchen. This features top of the to Edinburgh. The village also has its own well range units set around a central island. Floor to regarded primary school, while the nearest ceiling cupboards house a pantry, fridge freezer, secondary school is in Inverkeithing. There are two ovens and warming drawer, while the island a number of private schools within easy reach includes an induction hob and extractor. The including Dollar Academy, which has a direct open plan kitchen and dining area has French school bus service from the village. Edinburgh doors opening into a conservatory which schools are also easily accessed. overlooks the rear garden and patio. Also accessed from the kitchen is a useful utility room DESCRIPTION with white goods, sink, boiler, and back door Set back from a quiet road, 28 Bellhouse Road is onto the patio. a single storey spacious and peaceful home. Steps There are four bedrooms in total. A large lead up to the entrance vestibule. This leads into family bathroom with separate bath and shower the main hall, off which are the sitting room and enclosure is adjacent to two of the bedrooms cloakroom on the left hand side. The spacious and the master bedroom has an en suite shower sitting room features a large window overlooking room. the front garden, electric fire, and decorative recessed ceiling. The cloakroom offers substantial storage with hidden drawers for linens. A fourth bedroom, currently used as a playroom and which would be equally good as a study, has excellent built in wardrobes as do all the bedrooms. There is an additional linen cupboard as well as good storage in the floored loft with Ramsay ladder access.

Outside The garden to the front of the house is mostly laid to lawn. This could easily be enclosed by a stone wall or fence to the front to connect with the fences on either side of the property. There is a path around the house to the rear garden which is very private. This has been landscaped for easy maintenance to include a rockery and decked terrace.

The single garage has the added bonus of a separate workshop and further mezzanine level for storage. Part of this space could be incorporated into the house to create additional accommodation without the loss of the garage, subject to building regulations.

GENERAL REMARKS Services Mains water, gas, electricity and drainage.

Local Authority Fife Council Tax Band G.

Fixtures and Fittings Standard fixtures and fittings are to be included in the sale. Wall mounted TVs may be available by separate negotiation. 4 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 Approximate Gross Internal Floor Area: wayleaves for masts, pylons, stays, cable, drains and water, gas and 194.16 sq.m (2090 sq.ft) other pipes, whether contained in the Title Deeds or informally (Including Garage & Workshop) constituted and whether referred to in the General Remarks and Stipulations or not. The Purchaser(s) will be held to have satisfied For Identification Only. Not To Scale. Conservatory 2.82 x 2.74 himself as to the nature of all such servitude rights and others. 9'3" x 9' To Garden Offers Offers, in Scottish legal form, must be submitted by your solicitor to the Selling Agents. Ensuite Mezzanine Utility Kitchen/ Shower Master 3.40 x 2.79 Dining Bathroom Room Bedroom It is intended to set a closing date but the seller reserves the right 11'2'' x 9'2" Room 4.04 x 3.86 6.30 x 3.86 13'3" x 12'8" to negotiate a sale with a single party. All genuinely interested 20'8" x 12'8" parties are advised to instruct their solicitor to note their interest with the Selling Agents immediately after inspection. Garage/ Workshop 8.15 x 2.79 Double Deposit 26'9'' x 9'2'' Bedroom 4 3.25 x 2.79 A deposit of 10% of the purchase price may be required. It will 10'8" x 9'2" WC Hall Store be paid within 7 days of the conclusion of Missives. The deposit Double Double Bedroom 3 Bedroom 2 will be non-returnable in the event of the Purchaser(s) failing to 3.12 x 2.74 3.91 x 3.45 10'3" x 9' 12'10'' x 11'4'' complete the sale for reasons not attributable to the Seller or his agents. Sitting Room 6.43 x 4.19 Lower Mezzanine 21'1" x 13'9" IMPORTANT NOTICE Vestibule Ground Floor Savills, 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 here or elsewhere, Ground Floor either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. 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

28 text, photographs and plans 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 have not tested any services, equipment or facilities.

This Plan is based upon the Ordnance Survey Map with the sanction of the This Plan is based upon the Ordnance Survey Map with the sanction of the 10/05/18 AG

Controller of H.M. Stationery Office. Crown Copyright23 reserved. (100024244). Controller of H.M. Stationery Office. Crown Copyright reserved. (100024244). This Plan is published for25 the convenience of Purchasers only. Its accuracy is not This Plan is published for the convenience of Purchasers only. Its accuracy is not

guaranteed and it is expressly excluded from any contract. NOT TO SCALE. guaranteed and it is expressly excluded from any contract. NOT TO SCALE. 38