Superb 3 person HMO licensed accommodation

• Popular setting, close to town centre

• Delightful C listed stone property

• Within easy walking distance of university, cafes, restaurants, pubs, shops and golf

• Currently HMO licensed for three persons, with 23/24 student let in place

• Furniture and contents available by separate negotiation

Property Details & Description
Accommodation

Ground Floor
Steps to private main door entrance, internal stairs to first floor

First Floor
Hall, Kitchen / Dining Room, Living Room, Bedroom

Second Floor
Hall, 2 Bedrooms, Bathroom

Exterior
Shared drying green and former washhouse / shed.

Situation
33 Kinnessburn Road is a fabulous, very well presented fully compliant 3 bed HMO property located centrally in St Andrews, the world renowned ‘Home of Golf’. The ancient and historic university town offers residents a superb mix of amenities and facilities, including the cosmopolitan shopping district which includes South Street, Market Street, Bell Street, Church Street and North Street and the historic harbour and beautiful East and West Sands; all of which are within easily accessed from the property. The city of Dundee is some thirteen miles to the north with Edinburgh a comfortable drive to the south. The East Neuk is nearby with its quaint picturesque fishing villages such as Anstruther, Pittenweem and Elie, whilst the bustling former county market town of Cupar is a short drive to the west. There is some particularly fine countryside and coastline surrounding St Andrews which includes a lovely mix of farmland, woodland, rivers, and hill ground. The result is home to an array of wildlife which provides an excellent choice for the outdoor enthusiast with walking, cycling, sailing, and riding all readily available.

There are many highly regarded golf courses in the area including the Old Course at St. Andrews and the Championship Course at Carnoustie, both of which regularly host the British Open – most recently the 150th anniversary event was held at St Andrews in July 2022. St Andrews Links Trust have seven courses - the Old, New, Jubilee, Castle, Eden, Strathtyrum and Balgove. Other acclaimed nearby courses include Dumbarnie, Kingsbarns, the Dukes, Crail, Lundin Links and Ladybank. In terms of days out Tentsmuir, Kingsbarns and Elie are a short drive away and offer good sandy beaches in addition to those found at St. Andrews additionally National Trust for Scotland properties in the area include Kellie Castle, Hill of Tarvit and Falkland Palace. State schooling is available locally with independent schooling being provided at St. Leonards in St. Andrews and the High School of Dundee. Rail transport links can be found at Leuchars, Cupar, Ladybank. Dundee with Edinburgh airport are also well within reach.

General Description
Currently operated successfully as a three bedroom / 3 person student HMO property during term time, with excellent potential for self-catering holiday let in the summer months, 33 Kinnessburn Road is superb three bedroomed property which offers spacious, high quality, well-presented fully compliant accommodation, with shared drying green and former washhouse / shed.

It should be note that the property is being sold with tenants already in place for the academic year 2023/24.

There is private main door access accessed via steps from the garden, with internal stairs then leading up to the first floor where there is an excellent well-appointed kitchen / dining room, lovely sitting room, bedroom and hall with storage cupboard. There are two excellent further bedroom at second floor level along with family bathroom.

There is electric heating and double glazing to all bar one window which has secondary glazing.

Early viewing is recommended.

Exterior
Shared drying green and former washhouse / shed.

On-street parking is available nearby.

EPC D
Tenure Freehold
Council Tax B

General Remarks & Information

Viewing

Viewing is strictly by appointment with the selling agents Rettie & Co, 28 Bell Street, St Andrews KY16 9UX. [use Contact Agent Button].

Satellite Navigation
The property’s postcode is KY16 8AD.

Fixtures and Fittings
Only items specifically mentioned in the particulars of sale are included in the sale price. Furniture and contents available by separate negotiation.

Entry & Possession
Entry and vacant possession will be by mutual agreement and arrangement. It should be noted that the property is being sold with tenants in place for the academic year 2023/24.

Services
Electric heating. Mains water, drainage and electricity.

There is a gas connection nearby.

Local Authority
Fife Council

EPC Rating
Band D

Council Tax
Band B

Home Report
A Home Report incorporating a Single Survey, Energy Performance Certificate and Property Questionnaire is available for parties genuinely interested in this property. Please contact us, either by telephone or via the website entry for this property, to request a copy. No charge is made for electronic copies; a paper copy can also be made available from our offices or by post, at a charge of £20 to cover reproduction and administrative costs.

Offers
Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co at 28 Bell Street, St Andrews KY16 9UX.

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.

Websites and Social Media
This property and other properties offered by Rettie & Co can be viewed on our website at as well as our affiliated websites at www.( ... ).co.uk, and . In addition, our social media platforms are facebook.com, RettieTownandCountry, twitter.com, Rettie and Co, Instagram and LinkedIn.

Proof and Source of Funds/Anti Money Laundering
Under the HMRC Anti Money Laundering legislation all offers to purchase a property on a cash basis or subject to mortgage require evidence of source of funds. This may include evidence of bank statements/funding source, mortgage or confirmation from a solicitor the purchaser has the funds to conclude the transaction. All individuals involved in the transaction are required to produce proof of identity and proof of address. This is acceptable either as original or certified documents.

Misrepresentations
1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co, the selling agent, are responsible for such faults and defects, nor for any statement contained in the particulars of the property prepared by the said agent.

2. The Purchaser(s) shall be deemed to acknowledge that he has not entered into contact in reliance on the said statements, that he has satisfied himself as to the content of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the seller or the said agents in relation to or in connection with the property.

3. Any error, omission or misstatement in any of the said statements shall not entitle the purchaser(s) to rescind or to be discharged from this contract, nor entitle either party to compensation or damages nor in any circumstances to give either party any cause for action.

Important Notice
Rettie & Co, 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 in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. 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 text, photographs and plans are for guidance only and are not necessarily comprehensive and it should not be assumed that the property remains as photographed. Any error, omission or misstatement shall not annul the sale, or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Rettie & Co. have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.

3. All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn.


EPC Rating: D
Council Tax Band: B