Balone Cottage and Plot, St. Andrews, KY16 8NS








Outstanding immaculately presented single storey family house and separate fully consented building plot, close to St Andrews.


For sale either as a whole or in two lots.

George Lorimer


Property Details & Description

Balone Cottage:

With a charming quiet leafy semi-rural setting at Balone, on the western edge of St Andrews, this wonderful versatile single story family house offers lovely very well-presented spacious accommodation, surrounded by a beautiful mature garden. There are good views out over St Andrews to the sea beyond.


At the heart of the house is the excellent kitchen / breakfast room, with four oven AGA, whilst the well-proportioned sitting room has a lovely open fire and opens through to the adjacent dining room. There is also a separate family room, and both the sitting room and family room have glazed doors leading out to an idyllic sheltered garden terrace.  The delightful bright garden room faces southwest and offers lovely space for relaxing, sheltered from the elements. There are five bedrooms, two of which benefit from en-suite facilities, along with a separate study / bedroom 6.


Subject to individual requirements there may be scope to configure the house so as to offer a granny annexe or similar.


The well-stocked immaculate garden is quite extensive and is a particular feature of the property.


There is a good triple garage.


To the north of the house, screened by trees and hedging is a fully consented building plot with planning permission for a 3 bed house. The plot is available to purchase either along with the house or alternatively as a sperate lot.


The thriving centre of St Andrews is very accessible from Balone, by car, bike and on foot, and there is also rapid access west to Cupar and beyond. Dundee and Edinburgh are both within comfortable driving distance.


Summary of Accommodation:


Sitting Room, Dining Room, Family Room, Garden Room, Kitchen / Breakfast Room, 5 Bedrooms (2 en-suite), Study / Bedroom 6, Family Bathroom, 2 WC’s, Hall




Extensive garden, well stocked and beautifully presented comprising driveway, parking area, lawns and an attractive mix of plants, trees and shrubs. 


Triple garage.


Building Plot:

To the north of the house is an excellent consented building plot with full permission for a 3 detached bedroom property. Full details are available on the Fife Council Planning Portal with reference 18/01318/ARC


The property is being sold either as a whole or in two lots.



Balone Cottage and the plot are delightfully situated in a popular quiet semi-rural residential area on the western edge of St Andrews, close to the heart of Fife’s golfing mecca and just minutes from the town’s cosmopolitan shopping district which includes South Street, Market Street, Bell Street and North Street. The ancient and historic university town offers residents a superb mix of amenities and facilities and is renowned worldwide as the “Home of Golf”. The city of Dundee is some thirteen miles to the north with Edinburgh easily accessible to the south. Fife’s pretty East Neuk is nearby with its quaint picturesque fishing villages such as Anstruther, Pittenweem and Elie whilst the bustling county market town of Cupar is a short drive to the west. Surrounding St. Andrews is some particularly fine countryside and coastline with a lovely mix of farmland, woodland, river 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 – the event returns to St Andrews in 2022 for its 150th anniversary. The courses at Dumbarnie, Kingsbarns, Crail and Ladybank are also close by, to name but a few. In terms of days out there are a number of good sandy beaches in the area including those at St. Andrews itself as well as Tentsmuir, Kingsbarns and Elie. There are several popular National Trust for Scotland properties in the area including 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. There are railway stations in Leuchars, Cupar, Ladybank and Dundee with Edinburgh airport well within reach.

General Description:

Balone Cottage is a most attractive single storey house with a stone and harled finish under a pantiled roof. Constructed to a high standard in 1992 by well known local builders Headon Developments, the house was enlarged and remodelled by the current owners in 1999 and then extended further again in 2004. The house essentially forms a U shape around a central driveway/courtyard and the deceptively spacious accommodation is bright, well maintained and has high quality fittings, finished with deep pine skirtings, window sills and doors throughout. The layout is very flexible so the house would potentially be suitable for a large family plus live-in au pair or elderly relative for example.


There are three main reception rooms with the charming sitting room benefiting from an open fire and St Andrews views. The good-sized dining room is directly off the sitting room with the two rooms working well together for entertaining and modern family life. The adjacent family room and sitting room both feature glazed doors opening out onto a lovely, sheltered garden terrace. The well-appointed kitchen has Italian tile flooring and is beautifully fitted with modern solid wood cupboards, granite work surfaces, an island, a four oven AGA with electric hob, dishwasher and American style fridge/freezer. Off the kitchen is a good south facing breakfast room with windows on three sides, a side hall and utility room.


To the north of the house, off the main hall, is the bedroom wing. The principal bedroom enjoys views out over St Andrews and benefits from lovely high quality en suite facilities. There are two further double bedrooms both with fitted wardrobes, and a family bathroom.

Completing the accommodation is the new wing which has a linen store, WC, one single and one double bedroom with an en suite shower room. There is also a good-sized study / bedroom 6 and a well-proportioned garden room overlooking the front garden and courtyard.



The well-stocked sheltered garden at Balone Cottage is an absolute delight and extends to about 0.9 acres. With sheltered terraces, neat striped lawns and a lovely mix of plants trees and shrubs there are also some superb views out over St Andrews. The main gates (which will be shared with the plot) give access to the driveway which continues on to a paved courtyard, with further parking adjacent to the garage. Additional gates then lead to a back drive out through the adjacent Balone Steading.    


There is a triple garage with power and light

Building Plot. 0.33 acres:

To the north of the house, screened by a fence and trees is a building plot extending to about 0.33 acres. From the plot there are good views to St Andrews and beyond.


Planning Permission Ref: 18/01318/ARC was granted on 22 August 2018 to build a 1.5 storey house on the plot

The plot is available in addition or separately to the main house.

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General Remarks:


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.


Fixtures and Fittings:

Only appliances specifically mentioned in the sales particulars are included in the sale price. In all other aspects the treatment of fixtures and fittings within the relevant Conveyancing Standard Clauses apply. The stand-alone washing machine and tumble drier in the utility room and the light fittings in the lounge and dining room are excluded from the sale



Mains water, electricity , gas and drainage



KY16 8NS



Council Tax Band Category: G






By appointment through Rettie & Co, 28 Bell Street, St Andrews KY16 9UX. Tel: 01334 237700.

Andrew K Price Limited Solicitors


St Andrews West development is zoned for land to the west of St Andrews. The fields between the property itself and St Andrews however are designated green belt, ensuring that the views will not be affected, nor will the St Andrew West Development directly impact.


There is a servitude right of access over the back drive past Balone Steading.

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 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 and  In addition, our social media platforms are, RettieTownandCountry,, RettieandCo, Instagram and LinkedIn.


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.