Hepburn Gardens, St. Andrews, Fife, KY16 9LT

Priory Acres is a truly special and rarely available detached home, set within exceptional private garden grounds of circa 1 acre, in one of St Andrews’ most sought-after residential addresses.

Built in the 1960s and occupying a generous and secluded plot, the property presents a wonderful opportunity to acquire a charming family home with significant further potential.

The existing accommodation is well-presented and full of character, extending to four bedrooms and a range of flexible reception spaces, including a bright lounge, sun room and family room.

Generous kitchen space, with multiple dining and preparation areas, provides an excellent foundation for modern family living.

The upper bedrooms each enjoy an elevated outlook and direct access to balconies overlooking the mature rear gardens. What sets Priory Acres apart is the outstanding setting.

The extensive grounds are beautifully established, with mature trees, well-maintained lawns, colourful planting and a summer house, all offering a high degree of privacy.

The property also benefits from a large driveway and garage.

In addition to its appeal as a comfortable home, the property may also be of interest to purchasers seeking a prime development opportunity, with scope, subject to the necessary consents, to create one or two, bespoke, architecturally designed houses in this highly desirable location, with direct access onto the Lade Braes.

EPC Rating - E Council Tax Band - G Tenure - Freehold Summary of Accommodation: Ground Floor: • Entrance vestibule and hall • Generous lounge with staircase to upper floor • Sun room overlooking the gardens • Family room • Two kitchen areas, one incorporating a dining space with excellent natural light • Rear porch • Double bedroom (Bedroom 4) • Shower room • Separate WC First Floor: • Landing • Three double bedrooms, all with wash hand basins • Family bathroom • All bedrooms with access to balconies overlooking the rear gardens Outside: • Extensive, mature and private garden grounds • Lawn, established trees, shrubs and flowering borders • Summer house • Large driveway providing ample off-street parking • Detached garage Location Description: Priory Acres enjoys an enviable position on Hepburn Gardens, a quiet and established residential address within easy reach of the centre of St Andrews, one of Scotland’s most desirable coastal towns.

The property benefits from direct access onto the Lade Braes, a picturesque network of woodland walks and green spaces that lead conveniently into the town centre.

St Andrews offers an outstanding range of amenities, including boutique shops, cafés, restaurants, world-renowned golf courses, award-winning beaches and the University of St Andrews.

There is excellent schooling available locally, both at primary and secondary level, as well as within the private sector.

The area is well connected by road, with links to Edinburgh, Dundee and beyond, while Leuchars railway station provides regular services to major cities.

Combining a peaceful, private setting with immediate access to natural surroundings and the vibrant town centre, Priory Acres represents a rare opportunity in a highly coveted location.

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: Gas 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: Tel: 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: G EPC Rating: E Postcode: KY16 9LT Tenure: Freehold Particulars Prepared: May 2026 Internet Website This property and other properties offered by Rettie & Co. & Rettie LLP's.

can be viewed on our website at as well as Rightmove, OnTheMarket and The London Office.

Servitude Rights, Burdens & Wayleaves 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.

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

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.

Proof and source of Funds/Anti Money Laundering Under the HMRC Anti Money Laundering legislation all offers to purchase a property on a cash basis or subject to mortgage require evidence of source of funds.

This may include evidence of bank statements/funding source, mortgage or confirmation from a solicitor the purchaser has the funds to conclude the transaction.

All individuals involved in the transaction are required to produce proof of identity and proof of address.

Rettie use electronic verification, if this is not possible original documents are acceptable.

Misrepresentations 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.

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.

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.

EPC Rating: E Council Tax Band: G