DOWNFIELD HOUSE, LADYBANK, FIFE, KY15 7TG

3 PUBLIC ROOMS, 8 BEDROOMS, 2 BATHROOMS, SHOWER ROOM, KITCHEN,

LARDER, WASH HOUSE WITH SEPARATE WC, STUDY, OIL FIRED CENTRAL

HEATING, PARTIAL DOUBLE GLAZING, EXTENSIVE GARDEN GROUNDS, LARGE

GARAGE, LOG STORE, YARD WITH HARD STANDING.

This handsome former factor's house, originally built in 1847 for the Tarvit House Estate, was significantly extended in

the 1930s to create what is now a substantial, traditional, family home. It is constructed mainly of whinstone with

sandstone quoins and retains many of the original features both Victorian and Art Deco. Set within 2.81 acres of

landscaped garden grounds the property takes advantage of the magnificent panoramic views over the surrounding

rolling Fife countryside and further afield. Secluded and yet centrally located overlooking the Howe of Fife, Downfield

lies within six miles of the bustling market town of Cupar which offers a wide variety of local shops, services and

leisure opportunities to meet every day requirements. The historic university town of St Andrews, renowned worldwide

as the Home of Golf, is a comfortable half an hour drive away on the east coast of Fife and provides a vibrant mix of

shops, restaurants, hotels, leisure and recreational facilities. Some 20 miles to the north across the Tay Bridge is the

resurgent city of Dundee while Perth and Edinburgh are within easy daily commuting distance. Railway stations at

Cupar, Ladybank and Markinch on the main east coast Aberdeen to London line provide fast links to Inverness,

Edinburgh and the South. In addition regular short haul flights leave from Dundee airport and Edinburgh international

airport is less than an hour's drive away. Downfield House provides the perfect setting for a wide range of recreational

pursuits including walking, cycling, riding and golf with numerous highly rated courses nearby including Ladybank,

Crail, Elie, Scotscraig and the many fine courses in and around St Andrews all of which lie within a 20 mile radius.

Good schooling is available locally and private schools in the area include The High School of Dundee, St Leonards

in St Andrews and several other highly regarded schools in and around Perth.

Cupar - 6 miles, Dundee - 19 miles, St Andrews - 13 miles, Glenrothes - 10 miles

Perth - 26 miles Edinburgh - 40 miles.

Viewing strictly by appointment telephone Cupar 01334 656644

OFFERS OVER £500,000

GARDEN

Downfield House is set in 2.81 acres of sheltered and private garden grounds and is approached by an access road which leads through high laurel hedges to a gravelled area to the east of the property offering parking for a number of cars. A wooden gate opens to the gravelled driveway at the rear of the property. This sweeps around the house and also gives access to the large garage/workshop and adjacent log store to the north. The main section of garden lies to the south west of the property. Stone steps lead down from the west drive to a sunken semicircular lawn which is enclosed by mature conifers. Steps then rise on the opposite side to join a striking ‘patte d’oie’. This fan formation is planted with a variety of trees, yew hedging and shrubs providing an ornate and attractive garden to both wander through and enjoy and is specifically designed to take full advantage of the views available from the house and the garden itself. The Northwest corner of the garden has been landscaped to provide a "viewing platform" for the panoramic vista over the surrounding countryside. It affords astonishing views spanning from the Pentland Hills and the Firth of Forth to the south through to the Campsie Fells, The Lomonds, Ben Lawers, Schiehallion, the Sidlaw Hills and as far as the Cairngorms in the north. Delightful meandering paths cut through further wooded areas to the north and east. These are attractively under planted with spring bulbs and woodland plants. The garden also incorporates an orchard area planted with various fruiting trees and a productive vegetable patch.

GARAGE

There is a large metal double garage/workshop 10.97m x 5.49m (36' x 18') with electrical power points and bulk head floodlights to the north west of the property. Also an attached timber built log and coal shed 6.10m x 3.96m (20' x 13').

YARD 23.77m x 16.15m (78' x 53')

An area of hard standing with caravan to the west of the property was previously used as a storage and equipment yard by a former tree surgery business and is accessed separately from the farm road through large 8 metre wide double gates. It offers possible development potential through Fife Council's Policy E16 Housing Development in the Countryside.

SOLAR PANELS

There are 8 solar panels on the south facing section of the east wing roof which offer a significant reduction to the electricity running costs of the property.

SERVICES

The property is served with Mains Water, in addition there is a private supply to part of the house. Telephone. Satellite Broadband. Drainage is private by way of a septic tank and soakaway.

DIRECTIONS

Directions – Leaving Cupar on the A914, heading towards Glenrothes,, continue for approximately 3 miles turning left at the sign for Cults Hill. Follow the road up the hill and over the cross roads to the top of the hill. Downfield is indicted by a stone walled entrance on the right. Continue up the farm road and Downfield House is located beyond the steading on the right. A for sale sign will be evident.

ENERGY RATING - E

VIEWING Contact Messrs Williams Gray Williams, 7 St Catherine Street, Cupar, telephone 01334 656644.

WHILE THESE PARTICULARS ARE BELIEVED TO BE CORRECT, THEY ARE NOT GUARANTEED

BY THE SELLING AGENT, NOR DO THEY FORM PART OF ANY OFFER TO SELL

BEDROOM 5 - 4.65m x 3.33m (15'3"x 10'11") With views to

the north this room is currently being used as a library. It is

fitted with generous book shelving and houses an impressive

Caithness Stone and sandstone fireplace. A hatch to the ceiling

with pull down ladder offers access to the partly floored attic. A

mock press cupboard with false floor opens to a small flight of

stairs leading down into the Office and affords access to the

Eastern Wing.

OFFICE 5.28m x 2.51m (17'4"x 8'3") On entering this part

of the house via the link door the Office, which was originally

designed as a dark room now provides a useful work space with

extensive shelving and a secondary glazed window looking north.

This room houses an airing cupboard with immersion boiler and

extensive bookcases and is a point of access to east wing

hallway.

EAST WING HALLWAY offers access to the rear staircase which

leads down to the rear hall. Doors open to the office, a

bathroom, 3 further double bedrooms and a large walk-in

cupboard with shelved and hanging storage and window to the

north. Access to 2 separate attics is gained through 'borrowed

light' hatches in the ceiling. BT telephone socket.

BATHROOM 2.56m x 2.45m (8'5"x 8'0½")This room houses

a 3 piece suite consisting of WC, pedestal wash hand basin and

bath with mixer taps and shower head. There is partial tiling to

the bath area. A secondary glazed south facing window offers

good natural light. Chrome heated towel rail.

BEDROOM 6 - 4.94m x 3.65m (16'2½"x 11'11") this bright

and attractive south facing room has a cast iron fireplace with

pine surround and a press cupboard offering both shelved and

hanging storage. Secondary glazing.

BEDROOM 7 - 3.66m x 3.19m (12'.0"x 10'5½") Currently

used as a sitting room this east facing room has secondary

glazing and a corner cast-iron fireplace.

BEDROOM 8 - 3.65m x 3.05m (11'11½"x 10'0") lies in the

north eastern corner of this part of the house and also offers

views over the garden to the east. Secondary glazing.

The rear staircase leads down to a partially glazed door

giving access to the rear hallway. Useful storage is

provided by 2 cupboards, one under the stair. Light is

provided by a window on the south elevation at the half

landing.

From the main West Wing Entrance Hall a staircase, with

back lit stained glass Art Deco panel on the half landing

rises to

FIRST FLOOR LANDING which provides access to 4 further

double bedrooms and the family bathroom.

BEDROOM 2 - 4.12m x 3.06m (13'6"x 10'0½") is currently

being used a study and is fitted with shelving, has an attractive

cast iron and tiled fireplace and a secondary glazed window to the

south. A hatch provides access to attic space.

BEDROOM 3 - 4.13m x 3.32m (13'6½"x 10'10½") The west

facing window has shutters and views over the garden grounds and

beyond. A handy shelved press cupboard offers useful storage

space.

BEDROOM 4 - 4.65m x 3.33m (15'3"x 10'11") is currently

used as the Master Bedroom and boasts views over the west

garden. A particular feature of this bright and well proportioned

room is the decorative cast-iron fire place with pine mantle, tiled

inserts and ornate hood. There is a corner press cupboard and

shutters to the windows. BT telephone socket.

FAMILY BATHROOM 2.38m x 2.34m (7'9 ½"x 7'8) This west

facing room houses a white 3 piece suite comprising bath, with

electric Gainsborough shower over, WC pedestal wash hand basin

and chrome heated towel rail.

REAR HALLWAY is accessed from the main entrance hall and

has doors opening to the kitchen, dining room, rear staircase

and east entrance vestibule. Telephone socket.

DINING ROOM 4.47m x 4.15m (14'8" x 13'7½") The warm

and inviting south facing dining room features a log burning

stove on a stone hearth, glass shelved open press with cupboard

below, cornicing and secondary glazing.

EAST ENTRANCE VESTIBULE with coat hooks leads to a

partially glazed exterior door on the east elevation of the

property.

KITCHEN 4.18m x 4.09m (13'8" x 13'5") The partially tiled

kitchen with its warming oil fired Aga comprises floor standing

units with areas of open shelving above, a left hand drainer sink

and is plumbed for a dishwasher. Secondary glazed windows to

the north and east overlook the woodland garden. Doors open to

the larder and north vestibule.

LARDER 4.22m x 2.08m (13'1"x 6'10") The larder retains its

original stone shelving and houses the boiler and pulley clothes

hanger. There is a left hand drainer sink with secondary glazed

east facing window above and plumbing for a washing machine.

A door also links through the original press cupboard to the

drawing room.

NORTH VESTIBULE Entrance to the pine lined north vestibule is

gained through the kitchen with doors to the wash house and a

partially glazed external door to the east garden. There is a

handy standpipe on the external wall.

WASH HOUSE 2.76m x 1.86m (9'0½"x 6'1") The east facing

shelved and pine lined wash house with deep butlers sink, WC

and wash hand basin is also plumbed for a washing machine.

A wrought iron gate and gravelled driveway to the south west of

the property lead to a substantial timber panelled front door

opening into the

FRONT VESTIBULE with full Art Deco sunburst window and

ceiling light. Doors open to shower room and entrance hall.

SHOWER ROOM 1.90m x 1.24m (6'3"x 4'1") incorporating

wash hand basin, WC and shower cubicle with Mira Excel

shower. An opaque secondary glazed window opens to the north.

ENTRANCE HALL A partially glazed Art Deco door leads into

the impressive main west wing entrance hall with further striking

Art Deco features. Panelled doors offer access to the principal

reception rooms, a single bedroom, under stairs cupboard and

rear hallway. A staircase rises to the first floor.

DRAWING ROOM 6.18m x 4.62m (20'3 ½"x 15'2") This

well proportioned and elegant room with large shuttered

windows to the west and north has a feature fireplace with cast

iron insert, deep cornicing and impressive Art Deco pendant light

fitting. A shelved press cupboard houses the electricity meters

and a further door leads to the larder. Two cast iron radiators.

PARLOUR 4.55m x 4.55m (14'11"x 14'11") A bright and

attractive room with garden views to the south and west. A cast

iron fire place with pine surround. cornicing and picture rail.

There are shutters to the windows, two cast iron radiators and a

BT telephone socket.

BEDROOM 1 - 4.46m x 2.41m (14.7½"x 7'11") This south

facing bedroom has a wash hand basin, feature pendant light,

cornicing and shutters to the window. BT telephone socket.