Broom Cottage

• Charming largely extended stone built property set in a lovely hamlet surrounded by rural countryside.
• 2 reception rooms. Dining kitchen. 3 bedrooms (1 en suite). Family Bathroom.
• Attached annex/studio with ensuite. Utility room
• Integral garage/storeroom.
• Private drive with electric car charging point.
• Beautifully laid out substantial garden.
• PV panels generating useful income.
• Lovely hamlet situation with gate opening onto green.

SituationBroom Cottage is a charming stone built property quietly positioned in the hamlet of Kettlehill with a gate opening from the garden onto the neighbouring green. A good range of local services and amenities are available in nearby Ladybank and Freuchie with the country market town of Cupar a short distance to the east, which offers an excellent range of local facilities. A few miles further to the east is St. Andrews, the ancient and historic cosmopolitan university town renowned worldwide as the “Home of Golf” with its excellent range of specialist shops and facilities.The thriving city of Dundee is about a 20 mile drive to the north with Edinburgh also well within comfortable commuting distance. Surrounding Kettlehill is some particularly fine countryside with a lovely mix of farmland, woodland, hill and river. The result is home to an array of wildlife and also provides an excellent choice for the outdoor enthusiast with walking, cycling and riding all readily available.The wide open spaces of the Lomond Hills and the pretty fishing villages of Fife’s quaint East Neuk are just a short drive from the property. There are sandy beaches at St. Andrews, Tentsmuir, Kingsbarns, Crail and Elie along with a number of popular National Trust for Scotland properties including Hill of Tarvit, Kellie Castle and Falkland Palace.State schooling is available locally where a dedicated local bus service is in operation to transport school children. Independent schooling being provided at the High School of Dundee and St. Leonards in St. Andrews. There are railway stations in Ladybank, Leuchars, Cupar and Markinch with Edinburgh airport about a forty five minute drive to the south.DescriptionBroom Cottage comprises a traditional detached 1.5 storey cottage with more recent extensions, including an annex/garden room/bedroom with ensuite shower room. The house offers flexible accommodation over two levels (including the annex) extending to about 160 square metres plus an integral garage, which provides a useful storage and utility space.The main reception room is situated in the original part of the house, and it has a stove and an entrance door opening to the north as well as a further opening into the bright morning room, with a spiral staircase leading up to a lounge/study, which has far reaching views over open countryside.A glass corridor leads from the morning room to a recently constructed annex/garden room/bedroom with kitchen area and an en-suite shower room. Also on the ground floor are a modern family bathroom, utility room, porch, dining kitchen with integrated fridge, microwave and dishwasher. The Rangemaster cooker is included in the sale.The bedroom accommodation on the first floor comprises a bright and spacious principal bedroom with full-length south facing windows and an en-suite shower room. There are two further bedrooms with an opening from bedroom 2 into the lounge/study, which can also be approached by the spiral staircase.AccommodationGround Floor: Sitting room (with stove), kitchen/dining room, morning room, utility room, porch, family bathroom, corridor to annex/garden room/bedroom with en-suite shower room. Integral garage.First floor: 3 bedrooms (1 en-suite), lounge/study. NB please note there is a height restriction into the bedrooms on the first floor.GardenTo the front the property has a private driveway with electric car charging point and stone built shed. Approached from the utility room and studio annex is a lovely south facing garden, which is beautifully laid out with mature trees, herbaceous shrubs, paved areas, vegetable patch and contained by hedging. It benefits from a garden shed, log store and undercover paved seating area.At the foot of the garden are PV panels. The feed tariff in 2025 generated circa £1,700 per annum, this will run for another 14 years.Council TaxThe property has been assessed as Band C by Fife Council. ServicesMains Water and ElectricitySeptic TankAir Source HeatingFTTPMobileFlood RiskFlood maps of the area can be viewed at https://map.sepa.org.uk/floodmaps/FloodRisk/SearchDirectionsFollow the A914 south-west from Cupar passing through Pitlessie and Balmalcolm. Before entering Kettlebridge turn left at the signs for Kettlehill at the top of the hill turn left and continue for a short distance until entering Kettlehill. Broom Cottage is situated on the right handside before the village green and the public phone box.What3wordsrattler.fuses.shorterPost Code KY15 7TWFixtures and FittingsNo items are included unless specifically mentioned in these particulars. All fitted blinds throughout the property and curtains in the sitting room are included.Other items included: Rangemaster cooker in kitchen. Fridge/freezer and LG washing machine in utility room. Leather sofa and Ikea cupboard bookshelves in lounge/study. The lampshade in the kitchen is excluded from the sale.ViewingsStrictly by appointment with the Selling Agents.Anti Money Laundering (AML) RegulationsPlease note that under the 2017 AML regulations we are legally required to carry out money laundering checks against purchasers. Upon verbal acceptance of an offer, we require to identify the purchaser for Anti-Money Laundering purposes. Our service provider ‘First AML’ will contact the purchaser to gather the required identification documents. An information sheet is available from the selling agent on request. We are not able to enter a business relationship with a purchaser until they have been identified. Failure to provide required identification may result in an offer not being considered.