Property Details & Description
Lower Ground Floor:
Family/Cinema Room/Bedroom, Gym, Utility/Flower Room, Shower Room with Sauna, WC, Boiler/Drying Room
Octagonal Sitting Room, Open Plan Dining Room and Kitchen with Larder, Master Bedroom with En-Suite Bathroom and Dressing Room, Bedroom with En-Suite Shower Room, Two Further Bedrooms, Bathroom, WC.
Extensive Open Plan Family/Living Area with scope to configure as 3 bedrooms,
Flexible living space with scope for 4 – 7 bedrooms
Mozolowski and Murray master bedroom suite with panoramic views of woodland garden and sea, underfloor heating with Rais woodburning
Stove, Gym and infra-red sauna, Cinema room
Beautiful organic gardens and grounds extending to 1.2 acres.
Double garage with attached workshop.
Planning permission for substantial Mozolowski and Murray orangery extension off kitchen.
Recently lapsed planning permission for separate 3 storey house in walled garden area.
Wonderful panoramic sea views.
Highly convenient for central St Andrews and commutable to Edinburgh.
Hartfield is a gem. Quietly situated in leafy elevated setting at Mount Melville, a highly sought-after hamlet style residential area on the south-western outskirts of St Andrews which enjoys all the benefits of the town but which is away from the noise and traffic of the livelier student areas. It is possible to walk into town along the Kinnessburn through ancient woodland and along the medieval Lade Braes. Surrounding the house are two private golf clubs, The Dukes and Feddinch Golf Course which is presently under construction, both with unparalleled views to the sea. Nearby is Craigtoun Country Park offering quiet walks, a boating lake and a weekly Park Run, and providing the house with beautiful views of mature specimen trees. The ancient and historic university town of St Andrews 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 picturesque fishing villages such as Anstruther, Pittenweem and Elie, whilst the county market town of Cupar is a short drive to the west. Surrounding St. Andrews is some fine countryside and coastline with a lovely mix of farmland, woodland, river and hill ground. The result is home to an array of wildlife and 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. Iconic courses such 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 the new Madras College school due to open shortly. Independent schooling is 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.
Hartfield is a unique country house with the benefits of space and a large garden but with the convenience of a modern, open-plan design. It has panoramic views of the sea and St Andrews, as well as woodland and open fields. Its open-plan design over three-floors allows total flexibility over configuration of rooms and could potentially be sub-divided to form three separate dwellings if preferred, and subject to planning / consents. There is also a potential building plot on the site which has recently lapsed planning permission for a three-storey modernist towerhouse. Designs were also obtained for a two-storey glass and stone house and a Heb-Home designed bungalow. The ground floor of the house has a main living area and bedroom wing on the same floor. This means day to day living is easy for those with mobility issues. The top floor of the house is completely open plan with sea views and a woodburning stove. It is currently used as an artist’s studio, sewing room and office but could potentially be configured into two/three bedrooms with bathroom, subject to planning. It could also be used as a large home office or converted into a separate self-contained flat. The lower ground floor has been configured as a leisure suite with gym, infra-red sauna with shower room and cinema room. It also has a large second kitchen/flower room with full height fridge freezer. The space was originally a ‘granny flat’ and could easily be returned to this use. Along with the magnificent sea views from the sitting room, dining room, kitchen and three of the bedrooms, looking over the iconic views of St Andrews, a particular feature of the house is the breath-taking Mozolowski and Murray master bedroom suite with lovely views of woodland garden and sea, underfloor heating and Rais woodburning Stove.
The beautiful garden at Hartfield extends to approximately 1.2 acres and includes a walled vegetable garden with oak raised beds, two Woodpecker cedar greenhouses, a large fruit cage and water-rill feature. There is wifi in the vegetable garden, which extends to dining terrace area. The wildflower orchard contains apples, pears, plums and quince. There is a large, fox-proofed hen run and a thriving wildlife pond with running water feature. The mature woodland garden contains several specimen trees. There is a fully enclosed cutting-flower garden adjacent flower room in the house. To the south-west facing is an Italiante-style courtyard garden. There are sea views from the garden.
There is a double garage with attached workshop.
As outlined below there is lapsed planning permission which provides for the garden to be divided into a separate building plot. Three architects’ designs are available to view with three storey, two storey and single storey options.
There is planning permission in place for a large orangery leading off the kitchen area. Further details are available on the Fife Council Planning Portal. The planning reference for orangery is 20/00754/FULL
There is recently lapsed planning permission for a substantial detached house in the walled garden at Hartfield. Planning Ref14/03907/FULL & 18/00591/FULL
General Remarks & Information
Viewing is strictly by appointment with the selling agents Rettie & Co, 28 Bell Street, St Andrews KY16 9UX. Tel: 01334 237700.
The property’s postcode is KY16 8NT.
Fixtures and Fittings
Only items specifically mentioned in the particulars of sale are included in the sale price.
Entry & Possession Entry and vacant possession will be by mutual agreement and arrangement.
Mains water, gas, electricity and drainage.
Local Authority Fife Council, Fife House, North Street, Glenrothes, Fife KY7 5LT Tel: 0345 155 0000 Website:
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.
The photographs in this brochure date from October 2020
Websites and Social Media
This property and other properties offered by Rettie & Co can be viewed on our website at www.rettie.co.uk as well as our affiliated websites at www.rightmove.co.uk, www.onthemarket.com and www.thelondonoffice.co.uk. In addition, our social media platforms are facebook.com, RettieTownandCountry, twitter.com, RettieandCo, 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.
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.
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.