BALFOUR HOUSE ERSKINE BRAE CULROSS FIFE Balfour House, Erskine Brae, Culross, Fife, KY12 8HZ

A unique and very spacious detached house enjoying an elevated position overlooking the picturesque and historic village of Culross and with stunning views southwards towards the Firth of Forth.

Accommodation

Ground floor Garden Room, Dining Hall, Sitting Room, Kitchen/Breakfast Room, Double Bedroom 4, Family Room/ Bedroom 5, Utility Room, WC. Internal garage and workshop.

First Floor Open plan Landing (originally planned as an additional bedroom), with door to Balcony, Master Bedroom with En-Suite, Double Bedroom 2 with En-suite, Double Bedroom 3/studio, Family Bathroom.

Outside Generous gardens to the front and rear. Private driveway with parking. Lean to greenhouse and shed.

2 Situation The house is accessed initially by a shared private driveway and The Royal Burgh of Culross is a historic coastal village on the then on to the grounds of Balfour House by a private driveway northern shores of the Forth and is famous for its cobbled streets, with ample space for parking and turning. The house is entered by Abbey and picturesque 16th Century Palace restored by The French doors directly into the garden room which has windows on National Trust to its original condition. The village has an excellent two sides. There is a cupboard housing the meters, fuses and alarm Primary School, Pub/Restaurant, two Art Galleries and traditional system and a door leading to the dining hall. The garden room also Coffee Shops, one with a small shop, in the delightful village benefits from electric under floor heating. The spacious dining hall centre. The nearby towns and villages of central Fife are all easily has an open staircase to the upper level, doors to all ground floor accessible from Culross. There is a Co-Op store in High Valleyfield rooms and the garage. 1.5 miles away. Dunfermline is 8 miles to the west with a special bus service to Dunfermline High School and there is also a school The Sitting Room is a generously proportioned room and has bus running from Culross to Dollar Academy which is approximately French doors with glazed side panels with an additional door 13.5 miles away. Edinburgh can be easily reached either by the leading out on to a South facing balcony and enjoys fine views over M90 or via the Kincardine Bridge, similarly, Glasgow is 45 minutes the Forth. There is a painted stone fireplace with marble inset and away via the M80 and there is easy access to Edinburgh Airport, hearth and coal effect gas fire. Perth, Stirling and the motorway network. The train station at Inverkeithing provides an excellent main line service to the north The Kitchen/Breakfast room is also south facing and has lovely of Scotland and Edinburgh and there is also a Park and Ride views towards the forth. It is fitted with wall and base units, worktop station at Ferrytoll providing services to Edinburgh and Aberdeen. incorporating a one and a half bowl sink and drainer with mixer Buses to Glasgow are every 20 minutes from Kincardine. Fife itself tap and a gas hob with extractor hood. There is a high level fitted offers pleasant coastal walks, sailing on the River Forth, a range double oven, an integrated fridge and freezer, a freestanding of recreational facilities and a wealth of world class golf courses, dishwasher and a co-ordinating Welsh dresser. A door leads from which includes St Andrews. the kitchen to a utilityroom which has a door leading out to the side of the house. There is a freestanding washing machine, tumble General Description dryer and an additional fridge/freezer. A walk-in shelved pantry is Balfour House is a unique and very spacious (over 4000 sq.ft) also located off the utility room. detached house enjoying an elevated position overlooking the village and with stunning southerly views over the Forth. The The family room or fifth double bedroom is accessed from the house is finished externally in a combination of brick and rough dining hall and has French doors out to the south facing patio. cast render under a pitched pantile roof. Most of the rooms are Double bedroom 4 is located at the front of the house and has south facing and the house has been designed to make the most one wall with fitted wardrobes, cupboards and drawers. A WC of natural light and the beautiful views. Internally the house offers a completes the accommodation on the ground floor. flexible layout, which has been well maintained and benefits from full double glazing and gas central heating. A carpeted staircase leads from the dining hall to a most spacious landing, currently used as a gym, which offers a very useable and flexible space with French doors leading to a South facing balcony. There is a walk in airing cupboard housing the hot water tank and pump and two further under eaves storage cupboards. The landing has doors leading to three large double bedrooms.

3 The master bedroom has a twin South facing window with stunning with hedge on left. You will see the sign for Balfour house ahead and to views and two double fitted wardrobes. The en-suite shower room the left. Approaching from the A985 turn off where signposted Culross, has 2 Velux windows and is fitted with a shower cabinet with follow the road round a sharp right and left hand bend. One hundred pressure shower and deluge shower head, a wash hand basin and yards later turn sharp right (opposite the lodge house), down a single track road, follow round a sharp left turn and 200 yards later turn slightly wc. The second double bedroom two also has a twin south facing right through the iron gate posts by the 20mph signs. Balfour house is window with stunning views and two double fitted wardrobes. the penultimate house, just past the car park. The en-suite shower room has a Velux window and is fitted with a shower cabinet with Mira mains shower, a wash hand basin and Viewing wc. The third double bedroom, currently used as a Studio, has an Viewing is strictly by appointment with the selling agents. oak floor, 2 windows and a door to a Juliet balcony with views over the surrounding countryside, 4 Velux windows and a deep storage Satellite Navigation cupboard. The family bathroom has two Velux windows and is fitted For those with the benefit of Satellite Navigation the property’s postcode is KY12 8HZ. Note this may take you to the neighbouring estate with no with a bath, separate shower cabinet with pressure shower, wash through road to Balfour House. hand basin and wc. Fixtures and Fittings The gardens are a particular feature of the property and are fully Only items specifically mentioned in the particulars of sale are included enclosed by a combination of stone wall, timber fencing and in the price. hedging. The front garden has two generous lawn areas with fruit trees a variety of mature trees and shrubs. There is a monoblock Local Authority driveway with ample space or parking and turning. Pathways lead Fife Council, Fife House, North Street, Glenrothes, Fife, KY7 5LT. down either side of the house to a wonderful south facing rear Council Tax garden with a raised patio area enjoying stunning southerly views. Band G There are two additional paved patio areas, one with a large lean to greenhouse and a rotary clothes dryer and the other providing EPC Rating ample space for a table and chairs, with access to a raised herb Band D garden. There is an area laid to lawn and beyond this is additional ground with compost bins and mature trees. There is a garden shed Services located at the side of the house. Mains gas, electricity and drainage. Gas central heating. Offers The large garage/workshop has an internal door to the hall, an Offers should be submitted in Scottish Legal Form to the selling agents electric up and over door and a front facing window, light and Rettie & Co at 1 India Street, Edinburgh, EH3 6HA. A closing date by ample power. which offers must be submitted may be fixed later. Please note that interested parties are advised to register their interest with the selling GENERAL REMARKS AND INFORMATION agents in order that they may be advised should a closing date be set. The seller reserves the right to accept any offer at any time. Directions Approaching from Dunfermline enter Low Causeway in Culross, pass Solicitors Culross Primary School on your left and then turn right onto Tanhouse Bridget McLaren Brae. Travel up the hill and take the second opening on the left onto Pattinson & Sim, 117 Byres Road, Glasgow, G12 8TT Erskine Brae. Travel up Erskine Brae past the residential housing Tel: 0141 334 706 development, and at the speed de-restriction signs swing hard left through a gateway with iron gateposts down a shared private driveway 4 5 TERRACE

BEDROOM 2 18' x 11'1 MASTER BEDROOM (5.5m x 3.4m) 23'3 x 11'6 (7.1m x 3.5m)

18'2 x 12'3 (5.5m x 3.7m)

BEDROOM 3 / STUDIO 17'2 x 11'3 (5.2m x 3.4m)

FIRST FLOOR PLAN GROSS INTERNAL FLOOR AREA 1610 SQ FT

SITTING ROOM FAMILY ROOM / 24'2 x 18'2 BEDROOM 5 (7.4m x 5.5m) KITCHEN / BREAKFAST ROOM 18'4 x 14' 20'5 x 18'1 (5.6m x 4.3m) (6.2m x 5.5m)

UTILITY 11'4 x 6'6 (3.4m x 2.0m)

DINING HALL 19'4 x 17'6 (5.9m x 5.3m) GARAGE 22'3 x 19'4 UP BEDROOM 4 (6.8m x 5.9m) 14'11 x 11'7 (4.6m x 3.5m)

GARDEN ROOM 16'4 x 16'4 (5.0m x 5.0m)

GROUND FLOOR PLAN GROSS INTERNAL FLOOR AREA 2545 SQ FT

TOTAL APPROX. GROSS INTERNAL FLOOR AREA 4155 SQ FT / 386.0 SQ M

Not to Scale For identification Purposes Only. 6 Internet Websites This property and other properties being marketed by Rettie & Co can be viewed on our website at www.rettie.co.uk as well as our affiliated websites at www.onthemarket.com, www.thelondonoffice. co.uk and www.rightmove.co.uk.

Servitude Rights, Burdens & 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 wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes whether contained in the title deeds or informally constituted and whether or not referred to above.

Particulars and Plans These particulars and plan are believed to be correct but they are in no way guaranteed. Any error, omission or misstatement shall not annul the sale or entitle any party to compensation nor in any circumstances give grounds for action at law.

Home Report said statements by inspection or otherwise and 2. Any areas, measurements or distances are A Home Report incorporating a Single Survey, that no warranty or representation has been made approximate. The text, photographs and plans Energy Performance Certificate and Property by the seller or the said agents in relation to or in are for guidance only and are not necessarily Questionnaire is available for parties genuinely connection with the property. comprehensive and it should not be assumed that interested in this property. Please contact us, the property remains as photographed. Any error, either by telephone or via the website entry for 3. Any error, omission or mis-statement in any of the omission or mis-statement shall not annul the sale, this property, to request a copy. No charge is said statements shall not entitle the purchaser(s) or entitle any party to compensation or recourse made for electronic copies; a paper copy can to rescind or to be discharged from this contract, to action at law. It should not be assumed that also be made available from our offices or by nor entitle either party to compensation or the property has all necessary planning, building post, at a charge of £20 to cover reproduction and damages nor in any circumstances to give either regulation or other consents, including for its administrative costs. party any cause for action. current use. Rettie & Co. have not tested any services, equipment or facilities. Purchasers must Misrepresentations Important Notice satisfy themselves by inspection or otherwise and 1. The property is sold with all faults and defects, Rettie & Co, their clients and any joint agents give ought to seek their own professional advice. whether of condition or otherwise and neither notice that: the seller nor Rettie & Co, the selling agent, are 1. They are not authorised to make or give any 3. All descriptions or references to condition are responsible for such faults and defects, nor for representations or warranties in relation to the given in good faith only. Whilst every endeavour any statement contained in the particulars of the property either in writing or by word of mouth. Any is made to ensure accuracy, please check with property prepared by the said agent. information given is entirely without responsibility us on any points of especial importance to you, on the part of the agents or the sellers. These especially if intending to travel some distance. 2. The Purchaser(s) shall be deemed to particulars do not form part of any offer or contract No responsibility can be accepted for expenses acknowledge that he has not entered into contact and must not be relied upon as statements or incurred in inspecting properties which have been in reliance on the said statements, that he has representations of fact. sold or withdrawn. satisfied himself as to the content of each of the

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