Kingarroch Cottage, Main Street

Craigrothie, Fife, KY15 5QA

Craigrothie, Fife, KY15 5QA

2 Receptions
4 Beds
2 Baths

Kingarroch Cottage is a charming and characterful semi-detached home set within the sought-after village of Craigrothie, offering deceptive and flexible accommodation arranged over ground and lower ground levels, the property combines traditional appeal and features with modernised living space, complemented by beautifully landscaped gardens and off-street parking.

Internally, the property offers generous and versatile accommodation. Having previously operated as a B&B and Self-Catering accommodation, the spaces are set for multi-generational living, offering privacy and space.

Off the Entrance hallway into the traditional part of the 18th Century cottage, the ground floor includes a spacious dining room and fitted kitchen, creating a sociable hub of the home, with open aspects and stunning views to the rear.

The garden is accessed from the kitchen/diner to a viewing deck which captures the early afternoon and evening sun and ideal as an entertaining space. The garden room is accessed from the rear courtyard.

Off the hallway, are two well-proportioned double bedrooms with stunning views to the rear and a large newly refurbished shower room, this area can be closed off to the second suite of rooms.

The internal hallway then leads across a stairwell to the second suite of rooms, which can be separated and include a large king size bedroom, fitted bathroom with shower and single room, which can be used as a bedroom or dressing room. This area was previously used as B&B accommodation.

Taking the internal stairwell down to the lower ground large family lounge with open fire, original stone features walls and French doors offering direct access to a private courtyard. This room is ideal for additional family space or dining area with views to the rear, including the bridge and stream which can be accessed from the private garden, ideal for entertaining and taking in the views of Hill of Tarvit and beyond or simply relaxing.

Externally, the property benefits from gardens designed to capture the sunshine for both enjoyment and ease of maintenance, along with the adjoining spaces including a garden/utility room which could be used as an office space, further enhancing the flexibility and development potential of the property.

A particularly notable feature of the property is the adjoining smiddy, which benefits from granted planning permission and building warrant for conversion with works commenced including new roof, electrics, doors and windows in line with B List Planning Permissions. This presents an excellent opportunity to create a self-contained two-bedroom annexe, ideal for multi-generational living, guest accommodation or a holiday let, with further potential for resale as a separate dwelling, subject to necessary consents. (Ref: 21/03836/FULL – Alterations to garage to form ancillary accommodation; Ref: 22/01193/FULL – Change of use from garage/smiddy to dwellinghouse, permitted with conditions) or could be a workshop or business opportunity without further development. 

Location offers proximity to amenities, being 2 miles from Cupar Train Station for commuters to Edinburgh and Dundee. St Andrews is a 9-mile drive with a host of golf courses on the doorstep, with beaches being a 4-mile drive away.

Summary of Accommodation

• Entrance hall with storage
• Spacious dining room
• Fitted kitchen
• Three double bedrooms
• Bathroom
• Separate shower room
• Dressing Room/further bedroom
Lower Ground Floor:
• Family lounge with open fire and French doors to garden
• Storage area
Outside:
• Landscaped gardens
• Adjoining garage and off-street parking with electric vehicle charging point
• garden/utility room
Additional:
• Planning permission for garage/smiddy conversion to ancillary accommodation / dwelling
• Ref: 21/03836/FULL
• Ref: 22/01193/FULL (Permitted with conditions)

General Remarks & Information

Fixtures and Fittings:

Only appliances specifically mentioned in the sales particulars are included in the sale price. In all other aspects the treatment of fixtures and fittings within the relevant Conveyancing Standard Clauses apply.

Services:

LPG-fired central heating, mains water, electricity, broadband, telephone (subject to telephone providers’ regulations).

Viewing:

By appointment through Rettie St Andrews. 28 Bell Street, St Andrews, KY16 9UX. Email: standrews@rettie.co.uk Tel: 01334 237 700

Offers:

Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co. A closing date by which offers must be submitted may be fixed later. Please note that interested parties are advised to register their interest with the selling agents in order that they may be advised should a closing date be set. The seller reserves the right to accept any offer at any time.

Council Tax Band:

E

EPC Rating:

F

Postcode:

KY15 5QA

Tenure:

Freehold

Particulars Prepared:

20th May 2026

This property and other properties offered by Rettie & Co. & Rettie LLP's. can be viewed on our website at www.rettie.co.uk as well as Rightmove, OnTheMarket and The London Office.

The property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes whether contained in the title deeds or informally constituted and whether or not referred to above.

Rettie, their clients and any joint agents give notice that:

  1. They are not authorised to make or give any representations or warranties in relation to the property either in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
  2. All Rettie floorplans are drawn to RICS standard. The text, photographs and plans are for guidance only and are not necessarily comprehensive and it should not be assumed that the property remains as photographed. Any error, omission or mis-statement shall not annul the sale or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Rettie & Co. & Rettie LLP’s have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.
  3. All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn.


All sellers and buyers will be required to complete Anti-Money Laundering (AML) checks via our specialist third-party provider, Coadjute, who conduct these checks on our behalf. These checks will include identity verification, proof of address, and proof of funds if applicable. For further information on how your personal data is processed, please refer to Rettie's Privacy Policy and Coadjute's Data Security Statement.
  1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co. or Rettie LLP’s, the selling agent, are responsible for such faults and defects, nor for any statement contained in the particulars of the property prepared by the said agent.
  2. The Purchaser(s) shall be deemed to acknowledge that they have not entered into contract in reliance on the said statements, that they are satisfied themselves as to the content of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the seller or the said agents in relation to or in connection with the property.
  3. Any error, omission or misstatement in any of the said statements shall not entitle the purchaser(s) to rescind or to be discharged from this contract, nor entitle either party to compensation or damages nor in any circumstances to give either party any cause for action.


Location

Craigrothie is a charming and well-regarded village set amidst the rolling countryside of north-east Fife, offering a peaceful rural lifestyle with excellent accessibility to nearby towns and cities. The village enjoys a strong sense of community and provides an attractive setting surrounded by open farmland and scenic landscapes.

The nearby town of Cupar offers a comprehensive range of amenities including supermarkets, independent shops, cafes, restaurants and professional services, as well as well-regarded primary and secondary schooling. Further facilities can be found in the surrounding towns and villages, with a range of leisure activities available across the area.

The world-renowned town of St Andrews lies approximately 9 miles away and is internationally recognised for its university, historic setting and famous golf courses, along with an excellent selection of shops, restaurants and cultural attractions. Dundee is also within easy reach, offering further retail, business and transport connections.

For commuters, the property is ideally positioned, with Cupar train station just 2 miles away, offering regular services to Edinburgh, Dundee, and the wider rail network. The nearby stations at Springfield and Cupar further enhance connectivity. Excellent road links also provide easy access to Dundee, St Andrews, and beyond.

St Andrews is only a 9-mile drive away, renowned for its world-class golf courses, while a selection of beautiful beaches can be reached within approximately 4 miles. Combining countryside living with convenient access to amenities, Craigrothie is a highly desirable location.

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