9 TOLL ROAD KY16 0XF 9 TOLL ROAD, GUARDBRIDGE, KY16 0XF OFFERS OVER £130,000

• Spacious mid-terraced villa • Lounge, Dining kitchen • Secondary double glazing • Excellent location, Pleasant outlook • Three bedrooms, Bathroom • Cavity wall insulation over fields to front • Gas fired central heating • Good sized gardens to front and rear • Vestibule, hall

This spacious mid-terraced property is situated in a popular residential part of Guardbridge with easy access to many conveniences including local shop, primary school, hairdressers, pub and takeaways. The main line railway station at is within half a mile of the house providing easy access for centres such as , , and beyond. Guardbridge is also conveniently situated for access to and the East Neuk. The property has been well maintained but would benefit from some modernisation, which gives any purchaser the opportunity to add value to the property. It benefits from gas fired central heating serviced from a boiler which is less than 18 months old and cavity wall insulation, backed up with secondary double glazing throughout. The propertys front door opens to a vestibule which gives access to the hall. At ground floor level is found the spacious lounge and the kitchen. The lounge is to the rear of the property and has built in shelves and cupboards and a fireplace which is currently disconnected. The large window overlooks the rear garden which is south facing and so provides masses of natural light. The kitchen is front facing. It has a tiled floor and is well fitted with wall and floor storage units with space for a dining table. It has an original coalhouse cupboard and large larder in addition. There is a side door which leads to the alleyway giving access to both front and rear gardens. At first floor level are the three bedrooms, two of which are good sized doubles. Bedroom one, to the front of the property, enjoys pleasant views across fields towards Leuchars. The bathroom is fitted with a bath, w.c and sink. The property is well provided with storage having a large under stair cupboard downstairs and a useful cubbyhole from the hall, along with 2 large cupboards on the landing and built in wardrobes in bedrooms 2 & 3. The property enjoys spacious gardens to the front and rear. The front garden is chiefly laid out in lawn with a fence separating it from the street and a path leading to the front door. The rear garden is fully enclosed with fences and has been landscaped with an area of patio closest to the house, extensive flower beds and an area of lawn. There is also a large garden shed which will be included in the sale price.

ROOM SIZES INCLUDED VIEWING Lounge 3.65m x 4.48m (12'0" x 14'8") All carpets & floor coverings By Appointment Through Our St Andrews Office Curtains & blinds Telephone Kitchen 2.61m x 3.00m (8'7" x 9'10") Light fittings 01334 477700 Bedroom 1 3.03m x 3.36m (9'11" x 11'0") Shed COUNCIL TAX BAND B Bedroom 2 3.98m x 3.65m (13'1" x 12'0") EPC RATING C Bedroom 3 3.04m x 3.63m (10'0" x 11'11") FLOOR AREA 95sq m SERVICES Bathroom 2.04m x 1.81m (6'8" x 5'11") Gas Water Drainage Electricity

67 Crossgate, Cupar, KY15 5AS Prospective purchasers/tenants should note that unless their interest in the property is intimated to the subscribers following inspection, the subscribers cannot guarantee that notice of a closing date will be Tel: 01334 654081 Fax: 01334 656350 advised and consequently the property may be sold/let without notice. The subscribers are not bound to e-mail: [email protected] accept the highest/any offer. You may download, store and use the material for your own personal use and research. You may not 36 Cupar Road, Auchtermuchty, Fife KY14 7DD republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website, online service or bulletin board of your own or of any other party or make Tel: 01337 828775 Fax: 01337 827102 the same available in hard copy or in any other media without the website owner's express prior written e-mail: [email protected] consent. The website owner's copyright must remain on all reproductions of material taken from our website. 6 Bell Street, St Andrews, Fife KY16 9UX Tel: 01334 477700 Fax: 01334 478282 e-mail: [email protected] North House, North Street, Glenrothes, Fife KY7 5NA Rollos is a trading name of Rollos Law LLP, registered No: SO304168, Registered Office: 67 Crossgate, Cupar, Fife KY15 Tel: 01592 759414 Fax: 01592 754530 5AS e-mail: [email protected] Web site: www.rollos.co.uk

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