Under offer

The Old Orchard

Kirkton of Balmerino, Newport-on-Tay, Fife, DD6 8SA
Offers Over
£415,000
Exceptional modern house with outstanding views out over the River Tay
Lounge with stove, dining room, kitchen/breakfast room, butler's pantry, 3 bedrooms (2 en suite), bathroom, cloakroom.
Mezzanine study and upper lounge with potential for area to be converted to 4th bedroom.
Ground level entrance with large utility room off.
Decked balcony off dining room with outstanding views out over River Tay and the Perthshire Hills.
Generous mono-block parking area.
Double garage with covered porch to house. Log stores.
Terraced garden areas. Garden shed.

GENERAL

The Old Orchard is an exceptional architect designed house quietly positioned in the sought after hamlet of Kirkton of Balmerino, which sits in a lovely position above the southern shores of the River Tay. The property is highly accessible, well positioned for access to Dundee, Cupar and St. Andrews, with Perth, Aberdeen and Edinburgh also within comfortable driving distance. Good local services are available in Gauldry, Wormit and Newport-on-Tay with all of Dundee's facilities and amenities on hand across the River Tay. Cupar, Fife's bustling market town, lies ten minutes' drive to the south and offers an excellent range of shops and services as well as a thriving monthly farmers' market whilst the ancient and historic town of St. Andrews, globally acclaimed as the Home of Golf lies about thirteen miles to the south-east.

North-east Fife provides access to an area of particularly outstanding and varied countryside with hill, wood, river, farmland and coastline. As a result there is a wide range of outdoor activities on hand with walking, cycling, sailing and riding all readily available. It is perhaps golf for which Fife is most well-known however with numerous top quality courses in a comparatively small area including the world renowned Old Course at St. Andrews which regularly hosts the Open Championship. Other notable courses include Ladybank, Scotscraig, Kingsbarns and Crail. Shooting and fishing may be taken locally with the lovely quaint fishing villages of the East Neuk such as Elie, Anstruther and St. Monans well within striking distance.

There are good state primary and secondary schools in the area with independent schooling on hand at a number of highly rated schools including St. Leonards at St. Andrews and the High School of Dundee. There are railway stations in Leuchars, Cupar, Ladybank and Dundee whilst Edinburgh airport lies approximately one hour to the south. The growing regional airport at Dundee offers an ever increasing number of short-haul flights.

DESCRIPTION
The Old Orchard was built around 2010 and is an exceptional modern house with a bespoke design orientated to maximise its position in the hamlet with views out over the River Tay. The house is full of charm and character and has many energy saving features, which include an efficient two zone heating system and high specification insulation to optimise energy efficiency. The high quality finishings include the porcelain floor tiles, which run through the kitchen/breakfast room and butler's panty and there is solid oak flooring in the lounge, dining room and bedroom hallway.

The house is approached by an impressive entrance which leads into a dining hall at the heart off the house with oak flooring and an outstanding view out over the decked balcony. A door leads off the dining room to an impressive kitchen/breakfast room orientated to make the most of the exceptional view. The kitchen was designed by "Selan Design" with low level lighting and a central island with deep sink. The fitted 'Leicht' units come with a good range of integral Sieman appliances including an induction hob, full height fridge, freezer, fan oven, steam oven, microwave/conventional oven, two warming drawers and a dishwasher. A doorway off the kitchen leads through to a butler's pantry, which has a connecting door leading through to the dining room and comes with fitted units, wine cooler and a dishwasher.

A feature oak spiral staircase leads up from the dining room to a study and upper lounge at mezzanine level, which have Velux windows and has an area with potential to be converted into additional bedroom accommodation (subject to usual consents). Beyond the dining room is an open-plan lounge with a feature circular glass panelled multi-fuel stove and a door leads off to the bedroom accommodation beyond.

Situated off the bedroom hallway are three spacious bedrooms (2 en suite) all with excellent built in storage cupboards. In addition there is a family bathroom and useful linen store.
Approached from the parking area level is a side entrance, which leads into a spacious lower hall with porcelain tiled flooring and a freestanding feature oak staircase leading up to the dining room and a door leads off to a spacious utility room housing the boiler.

OUTSIDE
The house is approached by a spacious mono-block parking area, which leads up to a double garage approached by an electric rolling shutter door. Internally the garage has a tiled floor and three double glazed windows and a side door leads to a covered area leading to the parking area entrance of the house. To the rear is an over-hanging roof with a log storage area and beyond are two logs stores. A path continues round to the south of the house and the main entrance and beyond is an area of terraced garden and a garden shed.
Situated above the parking area is an area of landscaped garden, which leads up steps to a decked balcony with storage below.

DIRECTIONS
For Satnav purposes the postcode is DD6 8SA

SERVICES
LPG boiler heats the hot water and central heating.
Mains water
Mains drainage
Mains electricity

FIXTURES AND FITTINGS
Fitted carpets and blinds are included in the sale. No items are included unless specifically mentioned in these particulars.

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Dominic Wedderburn

01334 659980
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