A F TO N H O U S E ST ANDREWS FIFE

A F TO N H O U S E ST ANDREWS FIFE

AFTON HOUSE K E N N E DY G A R D E N S S T A N D R E W S K Y 1 6 9 D J Dundee 14 miles, Edinburgh Airport 48 miles Ground Floor Vestibule, hall, drawing room, study, gym, shower room, cloakroom, dining room, family kitchen, utility room, WC, stores A magnificent and fully modernised Victorian detached house in a prime central location with views to the West Sands of St Andrews Bay First Floor Master bedroom with en suite dressing room and bathroom, two further bedrooms (one en suite) family bathroom, snug, play room, bathroom Second Floor Two further bedrooms, bathroom, study/ bedroom 6, attic store, linen cupboard Double garage Greenhouse and summerhouse Planning permission for swimming pool extension (12/02587/FULL) Wright & Co 5e Giles Street Leith Edinburgh EH6 6DJ Tel: 0131 467 5566 EPC Rating = D Savills Edinburgh Wemyss House 8 Wemyss Place Edinburgh EH3 6DH Tel: 0131 247 3700 Email: edinburghresi@savills.com

SITUATION Afton House commands a corner position on Kennedy Gardens and Wardlaw Gardens. It has a gravel in and out driveway leading off Kennedy Gardens, a quiet and conveniently positioned street close to the centre of St Andrews and characterised by grand, detached houses. It has views out to the West Sands and the Old Course and stands in a large garden with a gravelled parking area and attached double garage to the front and lawns, herbaceous borders and mature trees to the rear. St Andrews is renowned world wide as the Home of Golf. The Old Course is a regular host to the Open Championship which is to return in 2015. There are now six further golf courses run by the St Andrews Links Trust, including the new Castle Course opened in 2009. There are many other golf courses in the area including the Duke s Course, two courses at St Andrews Bay and Kingsbarns. St Andrews is also well known for its university which is one of the oldest in Britain, founded in 1410. The town provides good state schooling at Madras College and private schooling at St Leonards, and Dundee High School is within easy reach. The town has a good range of shops, hotels, restaurants and recreational and cultural facilities. Beyond St Andrews is the East Neuk of Fife, with a spectacular coastline which boasts fishing villages built around picturesque harbours and sandy unspoilt beaches. Access by rail, road and air is good. Leuchars railway station (4 miles) is on the main Aberdeen to London line and provides a fast link to Dundee and Edinburgh. Edinburgh Airport, with its increasingly wide range of domestic and international flights, is only 50 miles away and Dundee Airport (15 miles) has regular services to London Stansted. There is a dual carriageway and motorway connection to Edinburgh from Kirkcaldy (20 miles). An alternative route is via Cupar on the A91 to join the M90 at Junction 8 (25 miles).

DESCRIPTION Afton House, dating from 1862, is a stone built house under a slate roof. It is a magnificent property which has been substantially upgraded and modernised, to include category five wiring and a Sonos sound system throughout, yet retains many of its original features including cornicing, working shutters, panelling and fireplaces. The front door opens into a porch which has a glazed inner door with side windows leading to the reception hall which has a grand staircase leading to the first floor. The panelled hall has been opened up to incorporate the dining room, creating a splendid entertaining space. In the dining room there are French doors onto a terrace and a wood burning stove sits on a slate hearth under a marble mantel. The impressive oak panelled drawing room, with an sophisticated home cinema system, has a tiled fireplace with a timber surround and slate hearth, and a large bay window looking out to the front of the house. This room converts into a fabulous home cinema with a ceiling mounted projector screen. A cloakroom is accessed off the hall and has a large amount of hanging space and shelving. On the opposite side of the hall there is a study with a wood burning stove set into the fireplace, and a gym which has a glazed door opening to a gravel washing green and the wider garden. A shower room with WC is conveniently positioned next to the gym. The kitchen, positioned beyond the hall, is a wonderful family room with a fabulous kitchen space as well as dining and living area. At the working end of the room substantial fitted cupboards fill one wall and also incorporate four ovens. A large central island houses more cupboard space as well as the sink and a Miele induction hob with warming plate. There is also an integrated fridge freezer and dishwasher. The former maid s quarters have been comprehensively utilised with a laundry, store and WC downstairs. There is a back door to the garden and a staircase, with superb natural light, up to the first floor. Off the landing there is a bathroom, a boiler cupboard (with two boilers and a pressurised hot water cylinder) and, up two steps, a snug with sandstone fireplace overlooks the west garden.

The playroom has a door leading to the main staircase. The principal staircase rises from the reception hall; it has a cast iron balustrade with timber rail. A large window pours natural light over the mid landing down into the hall. On the first floor the master bedroom looks towards St Andrews Bay and the West Sands. It has an en suite dressing room and a bathroom with a tiled shower enclosure, free standing bath, WC and twin wash basins. GARDENS Afton House has a pretty, colourful garden enclosed by a stone wall. There are apple and rowan trees as well as herbaceous borders around a large lawn which has a summerhouse in the corner and a trampoline which is sunk into the ground. There is a paved terrace along the south side of the house and an outside eating area beneath a verandah along the south side of the garage extension. The family bathroom has a free standing roll top bath, glass shower enclosure, WC, wash basin and linen store. It has a connecting door to a bedroom which also looks out to the coast. A third bedroom overlooks the garden and has a handy wash basin. A second family bathroom is next to this with bath, WC, and wash basin. On the second floor there are two further bedrooms, and a third room is currently used as a study. There is a bathroom, with shower, bath, WC and wash basin. There is also excellent storage in the roof space and a large linen cupboard.

Afton House, KY16 Gross internal area (approx) 574.21 sq.m (6181 sq.ft) For Identification Only. Not To Scale. Square Foot Media. WC Bathroom Kitchen/ Family Room 9.57 x 4.24 31'5'' x 13'11'' Sitting Room 4.50 x 4.20 14'9'' x 13'9'' Utility 2.92 x 2.75 9'7'' x 9'0'' Store Play Room 4.50 x 4.20 14'9'' x 13'9'' Gym 4.90 x 3.60 16'1'' x 11'10'' Shower Room Dining Room 4.90 x 4.89 16'1'' x 16'1'' Bedroom 4.90 x 4.10 16'1'' x 13'5'' Bathroom Dressing Room Ensuite Bathroom Study/ Bedroom 4.10 x 3.50 13'5'' x 11'6'' Bedroom 3.90 x 3.80 12'10'' x 12'6'' Hall Cloak Room Bathroom Office 5.26 x 5.22 17'3'' x 17'2'' Bedroom 5.26 x 5.22 17'3'' x 17'2'' Bedroom 5.20 x 4.30 17'1'' x 14'1'' Storage Vestibule Drawing Room 6.90 x 5.47 22'8'' x 17'11'' Master Bedroom 8.40 x 5.50 27'7'' x 18'1'' Ground Floor First Floor Attic

GENERAL REMARKS SERVICES Mains electricity, gas, drainage and water. PLANNING There is planning permission for a swimming pool to the east of the house (12/02587/FULL). LOCAL AUTHORITY Fife Council Tax Band H. FIXTURES AND FITTINGS Standard fixtures and fittings are included in the sale with the exception of the lantern in the hall which is excluded. 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 wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes, whether contained in the Title Deeds or informally constituted and whether referred to in the General Remarks and Stipulations or not. The Purchaser(s) will be held to have satisfied himself as to the nature of all such servitude rights and others. OFFERS Offers, in Scottish legal form, must be submitted by your solicitor to the Selling Agents. It is intended to set a closing date but the seller reserves the right to negotiate a sale with a single party. All genuinely interested parties are advised to instruct their solicitor to note their interest with the Selling Agents immediately after inspection. DEPOSIT A deposit of 10% of the purchase price may be required. It will be paid within 7 days of the conclusion of Missives. The deposit will be non-returnable in the event of the Purchaser(s) failing to complete the sale for reasons not attributable to the Seller or his agents. VIEWING Strictly by appointment with Savills on 0131 247 3700. IMPORTANT NOTICE 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, 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 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. Purchasers must satisfy themselves by inspection or otherwise.

Reproduced from the Ordnance Survey Not to Scale mapping with the permission of the Controller of Her Majesty's Stationery Office Crown copyright (100041908) Reproduced from the Ordnance Survey Not to Scale mapping with the permission of the Controller of Her Majesty's Stationery Office Crown copyright (100041908) DIRECTIONS Entering St Andrews on the A91 turn right at the second roundabout onto City Road, signposted A915. Continue to the second roundabout and turn right onto Argyle Street which leads onto Hepburn Gardens (B939). Turn right onto Wardlaw Gardens. Turn right onto Kennedy Gardens and Afton House is immediately on the right hand side with an in and out drive.