Enjoying stunning views over St Andrews Bay, 12 School Road is a charming detached cottage offering excellent family accommodation in the desirable village of Balmullo. The property is beautifully presented throughout and comprises of a lounge, dining/sun room, modern kitchen, utility, three bedrooms, two en suites and a family bathroom. Number 12 also benefits from a driveway and generous rear garden.

Accommodation Comprises:
Ground Floor
The front door opens into a bright entrance porch, which then leads through to the welcoming entrance hall where stairs lead to the upper level.

The lounge sits off to the left and is a spacious room which looks out to the front of the house, as well as over the rear garden. A wood burning stove set within an attractive brick surround brings a lovely focal point to the space.

The kitchen enjoys a view over the rear garden and is a sunny, south facing room. Modern shaker style units provide an excellent amount of storage space and house integrated appliances including a gas burner hob with extractor unit, electric oven, tall fridge/freezer and Belfast sink.

A rear hall with two fitted cupboards sits off the kitchen leads to the utility room and dining/sun room.

The utility room offers further fitted storage and a sink, and has plumbing in place for a washing machine and tumble dryer.

The sunroom is south facing and offers a lovely second reception space and is currently set up as a dining room with seating area. Double doors open out to the rear garden.

Bedroom two is a dual aspect double room which enjoys sunshine in both the morning and afternoon. This room also benefits from an en suite WC with WHB set within a vanity unit.
A bright family bathroom completes the ground floor, with suite comprising of a bath with over-bath shower, WC and WHB set within a vanity unit.

First Floor
The master bedroom is of generous proportion and enjoys a stunning view over St Andrews Bay and the surrounding area. There is also a large Velux window letting in evening sunshine from the east. This room offers excellent storage through a large fitted wardrobe.

A fresh and modern en suite shower room adjoins the bedroom with a corner shower enclosure, WC, WHB and heated towel rail.
Bedroom three also sits on the first floor and is a small double or spacious single room which takes in the beautiful view across St Andrews Bay. This room also provides storage through a fitted double wardrobe.

Outdoor Areas:
Number 12 benefits from a driveway and generous private rear garden. The driveway is laid with stone chips and runs along the side of the house, providing plenty of space to park two vehicles.
The rear garden is fully enclosed and enjoys sunshine all day. There are two attractive patio areas ideal for outdoor dining and relaxing; one nestled in a courtyard and the other set at the end of a meandering path, through a rose archway. A stretch of lawn is bordered by mature flowerbeds and raised beds. The garden also features a timber shed and greenhouse.

Please find a copy of the Home Report on our website: lawrieestateagents.co.uk.
Home Report also available onesurvey.org entering postcode KY16 0BD.

The desirable village of Balmullo offers a primary school, doctors surgery, convenience shop, and pub. The village lies approximately 5 miles from St Andrews with its golf courses, university and beaches, 8 miles from Dundee and is close to Cupar. The village also has good bus links, whilst nearby Leuchars has a main line railway station providing a fast link to Edinburgh and Aberdeen

Ground Floor

Lounge: 5.47m x 4.86m (17'11" x 15'11")

Kitchen: 3.62m x 2.96m (11'11" x 9'9")

Utility Room: 2.42m x 1.97m (7'11" x 6'6")

Sun Room: 2.67m x 1.97m (8'9" x 6'6")

Bedroom Two: 4.93m x 4.86m (16'2" x 15'11")

En Suite WC: 1.00m x 0.99m (3'3" x 3'3")

Bathroom: 2.18m x 1.82m (7'2" x 5'12")

First Floor

Master Bedroom: 4.70m x 3.45m (15'5" x 11'4")

En-Suite: 2.70m x 1.84m (8'10" x 6'0")

Bedroom Three: 3.45m x 2.74m (11'4" x 8'12")