Ivybank

• Charming detached house situated in the sought after hamlet of Kirkton of Balmerino.
• Sitting room, sun room, kitchen/breakfast room, 3 bedrooms (1 en suite), bathroom, WC, utility room, family room.
• Private drive.
• Large garden shed.
• Terraces.

SITUATIONIvybank sits in a quiet position in the heart of the much sought after hamlet of Kirkton of Balmerino. 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.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 in 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.DESCRIPTIONIvybank is a charming house largely constructed of stone under a series of slate roofs and offers comfortable accommodation over two levels extending to about 132 sqm (1,428 sqft), dating from around 1900 with later extensions in 2003 and 2021. Internally the accommodation has been finished to an exceptionally high standard with quality finishings used throughout and the whole house benefits from double glazed windows. The current owners have significantly improved the house by adding in a staircase in the hall to access a first floor family room with Velux windows, and added an extension with a utility room and bathroom.The house is approached from the south by an entrance hall with stairs to bright family room and doors off to a bathroom, utility room and bright and spacious kitchen/breakfast room with glazed doors leading out to the south facing terrace. The kitchen benefits from a good range of fitted floor and wall cupboards with oak worktops and under-unit lighting and incorporates an induction hob, oven, dishwasher, fridge, freezer and washing machine. A doorway leads through to a comfortable sitting room with log burning stove set into a recessed fireplace. An archway leads through to a lovely sun room with two sets of doors out to the west side of the house. A side hall has doors to the west side of the house as well as a master bedroom with an en suite shower room. A staircase, lit by a large Velux window, leads up to the first floor landing, with doors off to a WC and two bedrooms.ACCOMMODATIONGround Floor: Entrance Hall, living Room, sun room, bedroom with en-suite shower room, kitchen/breakfast room, bathroom, utility room.First Floor: Two bedrooms, WC, back Staircase to family room.OUTSIDEIvybank is approached from the public road by a broad private driveway, which leads down steps to beautifully landscaped grounds offering terraced and gravel areas largely contained by mature hedging and interspersed by shrubs. The grounds are laid out for ease of maintenance with the upper terraces finished in slate with low level lighting and contained by wooden and feature glass balustrades.COUNCIL TAX The property has been assessed as Band E by Fife Council. FLOOD RISKFlood maps of the area can be viewed at https://map.sepa.org.uk/floodmaps/FloodRisk/SearchDIRECTIONSFrom Wormit turn onto the minor road signposted for Balmerino and Gauldry. After one mile take the turning on the right for Bottomcraig and Balmerino. Continue for a further mile and then take the turning on the right to Kirkton of Balmerino. The entrance to the private drive to Ivybank is at the entrance to the village.POST CODEDD6 8SAWHAT3WORDSTo find this property location to within 3 metres, download and use What3Words and enter the following 3 words:///procures.convert.interludeFIXTURES AND FITTINGSNo items are included unless specifically mentioned in these particulars. Some furniture could be included.VIEWINGSStrictly by appointment with the Selling Agents.