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Lot 1 Carphin House

Luthrie, By Cupar, Fife, KY15 4NX


  • An impressive country house in a beautiful and highly accessible location close to St Andrews

  • Lot 1: Carphin House – 3 reception rooms, family kitchen, TV room, 8 bedrooms (6 en suite), 2 bathrooms. Gym. Outbuildings and steading. Delightful grounds extending to about 6.10 ha (15.06 acres).

  • Potential wedding/corporate venue

  • Gate lodge and 7.5 acre paddock available in addiiton.

  • For sale as a whole for offers over £1,350,000

  • Further woodland and sporting rights may be available in addition by separate negotiation.

Carphin House is a delightful and handsome country house in a striking private rural setting, a short distance to the north of Cupar. Surrounded by some breath-takingly attractive countryside at the foot of Norman’s Law, and with some fine …

Carphin House is a delightful and handsome country house in a striking private rural setting, a short distance to the north of Cupar. Surrounded by some breath-takingly attractive countryside at the foot of Norman’s Law, and with some fine views, the house is well positioned for quick access to both Edinburgh and St. Andrews as well as Fife’s famous East Neuk. Good local services and facilities are on hand in Cupar with a wider offering available in the cosmopolitan town of St. Andrews. In terms of cities, Dundee and Perth are within comfortable driving distance, with Edinburgh about an hour by road to the south.
Carphin House provides easy access to an area of particularly outstanding and varied countryside with hill, wood, river, farmland and lovely coastline all close by. The result is home to an array of wildlife and presents a fine choice for the outdoor enthusiast with walking, cycling, sailing and riding all readily available. It is perhaps golf for which Fife is most famous however with numerous top courses in a comparatively small area including the world renowned Old Course at St. Andrews which plays regular host to the Open championship, with the next scheduled visit being the summer of 2020.
Shooting and fishing may also be taken locally, with the lovely quaint villages of the East Neuk such as Pittenweem, Anstruther, St. Monans and Crail, several good beaches such as Elie, Tentsmuir and St. Andrews and the vast open spaces of the Lomond Hills all within easy reach. In terms of visitor attractions, the area is well served by a number of National Trust for Scotland properties including Kellie Castle, Falkland Palace and Hill of Tarvit. The Fife Hunt is the most northerly pack of fox hounds in the UK and there are many opportunities for riding in the area.
Both state and private schooling are well catered for with state secondary schools at Bell Baxter in Cupar and Madras College in St. Andrews. Private schools in the area include St. Leonards, Strathallan, Kilgraston, Glenalmond and the High School of Dundee. There are railway stations in Cupar, Ladybank and Leuchars with Edinburgh Airport about a 45 minute drive. The regional airport at Dundee offers an increasing selection of short haul flights.
LOT 1 CARPHIN HOUSE - 6.10 ha (15.06 acres)
Carphin House dates from the 1790’s and sits in an enchanting elevated position surrounded by woods and farmland above the hamlet of Luthrie. The house has recently been the subject of a major restoration project to create a wonderful high specification luxurious contemporary family home, whilst retaining much of the original charm and character including the impressive marble fireplaces and cornicing in the reception rooms.
The house is constructed of largely white painted rendered stone over three levels and extends to about 675 sqm (7,266 sqft) and is approached from the south by a pedimented porch with tripartite fanlight doorway with coat of arms above. The ground floor comprises a central hallway with doors off to the dining room and sitting room, which connects through to a drawing room with a deep bay window. The large family kitchen has an Aga and a good range of fitted floor and wall units with granite worktops and is equipped to professional standards with ample space for day to day family dining. A sun room leads out from the kitchen to the lovely grounds with a long rear corridor leading off to various stores, shower room and TV room/study.
The principle bedroom accommodation on the first floor comprises five spacious bedrooms (3 en suite) and a family bathroom. The second floor offers three further en suite bedrooms and a study/child’s bedroom.
Carphin House is approached by an impressive gated entrance with railed quadrant wing walls which leads up a long tarmac drive with a tumbling stream to the side, to a gravelled parking area with balustrade looking out over an area of meadow and exceptional Fife countryside. The garden to the north-east is largely laid to lawn and interspersed by mature trees and shrubs and gravel pathways. It is partially bounded by a high stone wall and also benefits from a playhouse. The driveway leads round to the rear of the house to a further generous parking area, which leads off to a courtyard and off to various attached outbuildings. An external stairway leads up to a gym.
A track continues on from the parking area to a steading with a large garage largely built of rendered walls under a pitched rosemary tiled roof. On the other side of the track is a substantial barn/stables constructed of stone under a pitched slate roof, which has potential for other uses (subject to all consents and permissions being obtained). The track then continues up to Carphin Farmhouse and onto a shared track which leads back through bluebell woods to the entrance gates of Carphin House and back to Luthrie. To the south of the house lies an area of woodland and access to a shared track to the south.

Carphin Lodge is situated at the entrance gates to Carphin House and is a lovely C listed cottage, which dates from around 1900 and was designed by the famous architect Sir Robert Lorimer. The house is constructed of white painted rendered walls under a pitched rosemary tiled roof and in brief comprises an entrance hall, sitting room with open fireplace, kitchen, bathroom and two bedrooms. To the rear is an area of garden with a parking area and wooden outbuilding.

The grazing land at Wester Kinsleith extends to about 3.02 ha (7.47 acres) and comprises an area of good quality permanent pasture registered as 3(2) by the James Hutton Institute. It is contained by post and wire fencing and has a partially established hedge along it’s western boundary. The paddock is accessed by a gateway off a shared track branching up to the south just before the entrance gates to Carphin House.
Further woodland and also the sporting rights over Carphin Estate may be available to purchase in addition, by way of separate negotiation.
The furniture and certain contents may be available to purchase by way of separate negotiation. Further details are available from the selling agents.
From Edinburgh take the A90 over the Forth Road Bridge, join the M90, exiting at Junction 2a and then join the A92 which is signposted to Glenrothes and Kirkcaldy. Continue on the A92 past Freuchie and Ladybank then, cross the Melville Lodge roundabout and continue on for a further 5 miles before taking the turning to Luthrie on the left. In the village of Luthrie bear left, passing Lower Luthrie Farm and at the end of this track the drive leading to Carphin House will be seen straight ahead. The Gate Lodge is situated just to the left side of the gate piers. Carphin Farmhouse and Emily Cottage are situated off the shared track which leads up the hill to the right of the just before the gate piers. The land at Wester Kinsleith is situated just beyond Wester Kinsleith Cottage at the end of the track which leads up the hill to the left of the gate piers to Carphin House.
KY15 4NX
Carphin House, the gate piers and Gate Lodge are category C listed by Historic Scotland.
Pagan Osborne, 12 St Catherine St, Cupar, KY15 4HH
Fife Council, Fife House, North St, Glenrothes, Fife KY7 5LT Tel: 0845 155 0000
It should be noted that offers will not be considered on Lots 3 & 5 until the sale of Lot 1 has been agreed.
By arrangement