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The Duncan House

Ladybank, Cupar, Fife, KY15 7UT


  • Open plan sitting/dining/family room with kitchen off, reception hall, drum room, three bedrooms (1 en-suite), shower room

  • “Glass House” design by renowned architect Gareth Hoskin OBE, looking out over terrace and garden

  • Convenient for St Andrews and Edinburgh

  • About 1 acre in all

The Duncan House stands hidden in the former walled fruit garden of Kinloch House in a lovely rural situation on the northern edge of Fife’s fertile agricultural plain which is known as the Howe of Fife. Local facilities and …

The Duncan House stands hidden in the former walled fruit garden of Kinloch House in a lovely rural situation on the northern edge of Fife’s fertile agricultural plain which is known as the Howe of Fife. Local facilities and services are on hand in the villages of Letham, Ladybank and Auchtermuchty with a wider offering in the bustling local county market town of Cupar where there is an excellent range of shops, supermarkets, restaurants, hotels and the like as well as a thriving monthly farmers’ market. Going further afield accessibility to the cities from The Duncan House is excellent with Dundee, Perth and Edinburgh all within comfortable driving distance. The main motorway network is easily accessed via the M90 at Milnathort or Bridge of Earn with the centre of Edinburgh approximately forty five minutes by road. There are railway stations in Ladybank, Cupar, Markinch and Leuchars with Edinburgh’s busy international airport also well within striking distance. The ancient and historic town of St. Andrews with its renowned golf links and famous university is about sixteen miles to the east.
The glorious countryside around Kinloch is home to an array of wildlife and for the outdoor enthusiast offers easy access to a wide range of recreational pursuits including walking, cycling, riding and golf with many highly regarded courses within easy reach including Crail, Kingsbarns, Ladybank, Scotscraig, Lundin Links, Elie and the many fine courses in and around St. Andrews where the famous Old Course plays host to The Open every five years. Shooting and fishing may be taken locally and there are some fine pheasant shoots nearby. In terms of days out there are several popular National Trust for Scotland properties in the area including Falkland Palace, Kellie Castle and Hill of Tarvit at Cupar. There are lovely sandy beaches at St. Andrews, Elie and Tentsmuir with the pretty East Neuk fishing villages such as Anstruther, St. Monans and Pittenweem also on hand along with the wide open spaces of the landmark Lomond Hills. Nearby Letham is home to the celebrated Secret Garden outdoor children’s nursery and also the local primary school, with state secondary schooling available at Bell Baxter in Cupar. Independent schooling is available nearby at a number of highly rated schools including St. Leonards in St. Andrews and the High School of Dundee.
Both dramatic and contemporary, The Duncan House is an inspirational modern house designed by award winning Scottish architect Gareth Hoskins OBE in response to a brief to create a “glass house” which would merge seamlessly into the formal geometry of the original walled fruit garden of the Kinloch mansion house, allowing one to become part of the other, yet offering a practical living environment. Believed to have been based on the Barcelona Pavilion which was designed by Ludwig Mies van der Rohe, the house is constructed of a steel frame under a smooth rendered block with a variety of materials having been used including full-height glass windows separated by hinged oak panels forming doors to the garden area which were designed by Max McCance. His influences can also be seen in the door handles and other wood features throughout the house. The use of high level windows gives the impression that the roof of the house appears to be floating, giving the feeling that the house is almost completely open to the garden.
Great attention to detail is in evidence throughout the property with the craftsmanship being of the highest quality. Atmospheric Lutron lighting is a feature of the house, with the stunning design incorporating extensive concealed storage and pure white decoration. In sharp contrast to the striking angular design of the main section of the house is the circular drum room, a completely circular room with glass skylight and low level boxed, rectangular window creating a perfect acoustic environment.
The beautiful accommodation is divided into two sections with the main living space being open plan and the bedroom accommodation off a separate corridor. The property benefits from double glazing and under floor heating.
The Duncan House sits in about an acre and is set within the walls of the original fruit garden of Kinloch Mansion House. A “secret garden” has been created by the culmination of the original walled garden and the new house so that it is revealed in stages to any potential visitor whilst also offering incredible privacy. The house is approached via a long gravelled driveway bordered by ornamental boulders which leads up to a parking area with a picture window opening revealing a Japanese style garden. A gated entrance opens up to reveal the futuristic entrance of the house. The garden continues round the property which is laid mainly to lawn and interspersed with mature fruit trees.
Electricity Mains
Drainage Mains
Heating & Hot Water Oil (underfloor heating) Water Mains
The Duncan House has been assessed as Council Tax Band G for Council Tax purposes.
From Edinburgh follow the A90 across the Forth Road Bridge and leave the M90 at Junction 8 merging on to the A91 signposted St. Andrews, Tay Bridge. Approximately three miles after leaving Auchtermuchty turn right on to the B937 and then after about half a mile turn right on to a private road signposted Kinloch House. Follow this private road, taking the right fork, and the house is on the left after a short distance.
The EPC rating for The Duncan House is D.
KY15 7UT
Planning permission has been granted for sand and gravel extraction in the area around Kinloch. Further details are available on the Fife Council planning portal.
Viewing is by prior appointment only through the selling agents – CKD Galbraith and The Modern House.