Description
Summary of Accommodation
Ground Floor
• Bright entrance hall with tiled flooring
• Spacious open-plan sitting room, dining area, and kitchen
• Sitting room with bay windows, garden views, and coal-burning fireplace
• Dining area with arched windows and French doors to the garden
• Kitchen with Aga cooker, electric oven, and ample worktops
• Utility room with additional storage and garden access
• Double bedroom with en-suite shower room
• Separate WC
First Floor
• Large, light-filled landing with Velux windows
• Two double bedrooms with built-in storage
• Family bathroom with corner bath and Velux window
Garage and Exterior
• Substantial double garage with bi-fold and roller doors, Velux windows, sink, and shelving
• Expansive garden with mature planting, patio area, and summer house
• Private gravel driveway and ample parking
• Peaceful countryside setting near St Andrews
Location
The Gorries enjoys a peaceful setting in the picturesque hamlet of Kincaple, surrounded by rolling countryside and open farmland. The area offers a wonderful sense of rural seclusion while remaining conveniently close to the historic town of St Andrews, just a short drive away.
St Andrews provides a wealth of amenities including boutique shops, cafés, and acclaimed restaurants, as well as world-renowned golf courses, beaches, and cultural attractions. The town also hosts excellent primary and secondary schooling, along with the prestigious University of St Andrews.
Closer to home, the surrounding area offers beautiful walking and cycling routes through scenic fields and quiet country lanes, as well as easy access to nearby villages such as Strathkinness and Balmullo, both offering local facilities and welcoming community atmospheres.
The location of The Gorries offers the perfect balance; peaceful country living within easy reach of St Andrews, the East Neuk coastline, and excellent transport links to Dundee, Perth, and Edinburgh beyond.
General Remarks & Information
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.
Services:
Oil heating, mains water, electricity, broadband, telephone (subject to telephone providers’ regulations).
The property is served via under floor heating.
Drainage is connected to a private septic.
Viewing:
By appointment through St Andrews. 28 Bell Street, St Andrews, KY16 9UX. Email: standrews@rettie.co.uk Tel: 01334 237 700
Offers:
Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co. A closing date by which offers must be submitted may be fixed later. Please note that interested parties are advised to register their interest with the selling 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.
Council Tax Band:
G
EPC Rating:
C
Postcode:
KY16 9SH
Tenure:
Freehold
Particulars Prepared:
10th October 2025
Internet Website
This property and other properties offered by Rettie & Co. & Rettie LLP's. can be viewed on our website at www.rettie.co.uk as well as Rightmove, OnTheMarket and The London Office.
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.
Important Notice
Rettie, their clients and any joint agents give notice that:
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.
All Rettie floorplans are drawn to RICS standard. 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 mis-statement 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. & Rettie LLP’s have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.
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.
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. Rettie use electronic verification, if this is not possible original documents are acceptable.
Misrepresentations
The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co. or Rettie LLP’s, 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.
The Purchaser(s) shall be deemed to acknowledge that they have not entered into contract in reliance on the said statements, that they are satisfied themselves 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.
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.
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