Exterior. 18 Old St Andrews Road, Guardbridge KY16 0UD. Room Dimensions

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1 18 Old St Andrews Road, Guardbridge KY16 0UD

2 18 Old St Andrews Road, Guardbridge KY16 0UD This stunning contemporary detached property, enviably located overlooking the Eden Estuary and with impressive views to surrounding countryside, is situated on the edge of the popular village of Guardbridge. The property has been extremely well-appointed and finished to a high specification. There are many attractive features which give the house much character. The most surprising feature is the truly vast open-plan living/dining, fully fitted luxury kitchen which perfectly reflects today s desire for informal family living. In addition patio doors open out on to a private, sheltered patio area, ideal for entertaining and relaxing. The spacious bright accommodation comprises reception hall, sitting room, open plan living dining kitchen, utility room, master bedroom with en suite shower room, three further double bedrooms, bathroom and cloakroom.

3 Location Guardbridge is ideally placed for commuting to the surrounding towns and villages such as St Andrews, Cupar and Dundee. The main line railway station at Leuchars provides a fast link to Dundee, Edinburgh and beyond. Local amenities include a shop, post office and a primary school with further facilities such as a doctor s surgery being found in nearby Leuchars. The property is approximately 4 miles from St Andrews which is renowned world wide as the home of golf and the Royal and Ancient Golf Club. There are now seven links golf courses at St Andrews including the famous Old Course. There are many other golf courses in the area including Drumoig, St Michaels, The Dukes, and the Fairmont St Andrews complex. The 2015 Open Golf Championship will, of course, be played over the Old Course. As well as golf St Andrews is also famous for its top-rated University, the oldest in Scotland and third oldest in Britain. It also boasts a remarkably wide range of specialist shops and restaurants for a town of its size. Location St. Andrews provides good state schooling at Madras College and private co-educational schooling at St. Leonards (for girls and boys up to the age of 18). Dundee High School is also within easy reach.

4 Exterior To the front of the property the garden is laid to monoblock, suitable for off-street parking. The private south facing rear garden has a large paved patio area and is mainly laid to lawn surrounded by high wooden fencing.

5 18 Old St Andrews Road, Guardbridge KY16 0UD Room Dimensions Reception Hall Sitting Room 18 3 x m x 4.10m Living Dining Kitchen 25 0 x 24 3 at widest point 7.63m x 7.41m at widest point Utility Room Master Bedroom 14 9 x m x 4.15m En Suite Shower Room 7 3 x 6 9 excluding shower cubicle 2.22m x 2.05m excluding shower cubicle Bedroom x m x 3.07m Bedroom x m x 3.51m Bedroom x m x 2.69m Bathroom 10 3 x m x 2.58m Cloakroom 6 2 x m x 1.17m Integral Garage 18 0 x m x 2.99m Exterior Illustrative only. Not to scale

6 18 Old St Andrews Road, Guardbridge KY16 0UD In detail the accommodation comprises: Reception Hall Security entrance door with decorative glazed panel to side. Built-in understairs storage cupboard with light. Radiator. Six LED downlighters. Wooden flooring. Double glass doors to sitting room. Glass door to living dining kitchen. Door to integral garage. Staircase to upper floor. Sitting Room Window to front. Cornice. Radiator. Ten LED downlighters. Open Plan Living Dining Kitchen Double patio doors with glazed panel to either side to rear garden. Two windows to east and two windows to west. Window to rear. Fitted base and full height wall units with co-ordinating Corian worktop and breakfast bar. Stainless steel sink and drainer. Bosch five ring gas burner with filter hood. Two integrated ovens. Integrated microwave with integrated plate warmer below. Large Bosch American style fridge freezer. Integrated Bosch dishwasher. Feature tiling around worktops. Two radiators. Twenty two LED downlighters. Wooden flooring. Door to utility room. Utility Room Window to side and glazed door to garden. Fitted base units with coordinated Corian worktop. 1½ bowl sink and drainer. Space and plumbing for washing machine and tumble dryer. Radiator. Three LED downlighters. Tiled flooring. Door to cloakroom. Cloakroom Opaque glazed window to side. WC fitted in vanity shelf with storage cupboards below. Wash hand basin. Fixed fitted wall mirror. Feature tiling. Extractor fan. Chrome ladder towel rail/ radiator. Four LED downlighters. Tiled flooring. Upper Floor Landing Velux window to rear. Large walk-in airing cupboard with slatted shelves and light. Large hatch with Ramsay style ladder to attic. Cornice. Radiator. Seven LED downlighters. Doors to bedrooms and bathroom. Master Bedroom Double window to front with views to the Eden Estuary. Built-in triple door wardrobe. Cornice. Radiator. Eight LED downlighters. Door to en suite shower room. En Suite Shower Room Opaque glazed window to front. White WC and wash hand basin fitted in vanity unit with storage cupboards below. Large shower cubicle with mains shower. Fully tiled. Chrome ladder towel rail/radiator. Seven LED downlighters. Tiled flooring. Bedroom 2 Window to front with views to the Eden Estuary. Built-in double wardrobe with mirror doors (taking in the cupboard on the landing there is the potential to convert the wardrobe into an en suite shower room, subject to planning permission). Radiator. Six LED downlighters. Bedroom 3 Window to rear with views to surrounding countryside. Large four door fitted wardrobe. Radiator. Eight LED downlighters. Bedroom 4 Window to rear with views to surrounding countryside. Built-in double wardrobe with mirror doors. Radiator. Six LED downlighters. Bathroom Opaque glazed window to rear. White WC and wash hand basin fitted in vanity shelf with storage cupboard below. Free standing bath. Large shower cubicle with mains shower. Integrated television. Extractor fan. Chrome ladder towel rail/radiator. Six LED downlighters. Tiled flooring. Integral Garage Remote controlled entry door. Housing the hot water tank, gas boiler and electricity meter. Coat hooks. Open shelving. Two fluorescent lights. Fixtures and Fittings Included within the sale are all the fixed fitted floor coverings and blinds Other Information Double glazing. Gas central heating. Council Tax Band F EPC Rating B Directions From the St Andrews direction A91 just before entering Guardbridge turn right into Old St Andrews Road and the property is situated on your left hand side.

7 Interior

8 Cupar: 35 Bonnygate, Cupar, Fife KY15 4BU Tel Fax E: Arbroath: Tel Anstruther: Tel Dundee: Tel Integrated Garage E: E: E: Forfar: Tel E: Perth: Tel E: St Andrews: Tel Public E: standrews@thorntons-law.co.uk thorntons-property.co.uk B 4 Bed 3 Bath Thorntons is a trading name of Thorntons Law LLP. Note: While Thorntons make every effort to ensure that all particulars are correct, no guarantee is given and any potential purchasers should satisfy themselves as to the accuracy of all information. Floor plans or maps reproduced within this schedule are not to scale, and are designed to be indicative only of the layout and location of the property advertised. EPC Rating