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See how verdicts work3-bedroom flat · KY16 9JS
Under offerListed 24 days
Opportunity summary
See Archie’s verdict, returns by strategy and what to check before viewing.
About
A spacious and beautifully maintained three-bedroom second-floor apartment within an exclusive residential development, ideally located close to the centre of St Andrews.
7 Kinness House offers stylish and versatile accommodation within a well-maintained, factored development, benefiting from secure entry, lift access and attractive communal areas.
The property is ideally suited to a range of purchasers, including those seeking a permanent or second home, parents looking for high-quality accommodation for a student at the University of St Andrews, and investors seeking an attractive opportunity in this highly sought-after university town.
The accommodation comprises a welcoming hallway with two large storage cupboards and a separate laundry/utility room, leading to a generous living/dining room and well-appointed breakfasting kitchen with integrated appliances.
The principal bedroom benefits from an en-suite shower room with a large walk-in shower. There is a further spacious double bedroom, a single bedroom and a family bathroom with shower over bath.
The property offers an excellent combination of space, quality, security and convenience, with the added benefit of lift access - a particularly desirable feature within St Andrews.
The render to the building is currently undergoing extensive repair works, which are anticipated to be completed in October 2026.
St Andrews is internationally renowned for its historic university, golf and beautiful coastline, and offers an exceptional selection of independent shops, cafés, restaurants and leisure facilities.
The town is compact and highly walkable, with many University buildings and amenities within easy reach.
The world-famous St Andrews Links, beaches and coastal walks are close by, while Dundee is approximately 13 miles away and Edinburgh is readily accessible by road and rail.
With its combination of prime location, generous three-bedroom accommodation and strong appeal to both residential and University-related purchasers, 7 Kinness House represents an excellent opportunity in the St Andrews property market.
Value & comps
Land Registry doesn’t cover Scotland or Northern Ireland, so previous sales may not be on record.
Returns
Set an offer; the calculator follows it.
Short-let licence or registration needed
We're still gathering serviced-accommodation data for this area.
Archie refurb estimate: a Pro feature
0.0% below asking
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Past performance does not guarantee future results. Tax implications vary by individual circumstances.
Deal
Properties like this can earn 2–3x BTL yields when converted to HMO, with retrofit costs around £10k/room. Sign in to see the full tier, yield projection, and cost breakdown.
Commercial properties like this can earn 30-50% higher yields when converted to residential under Class MA / Q / P / PA, with prior approval costing ~GBP 96/unit. Sign in to see the recommended route, yield uplift, and cost breakdown.
BRRR-suited properties can recycle 80-100% of investor capital on refi, leaving a high-yielding rental with most of the money out. Sign in to see the refurb cost stack, ARV projection, and refinance maths.
Detached + large garden = sub-division play. Pro tier unlocks the tier badge, plot size, uplift estimate, and regional land benchmark.
Short-lease flats trade at deep discount, but extending under the 1993 Act often costs far less than the discount. Pro tier unlocks the tier badge, premium breakdown, long-lease ARV and arbitrage maths.
See projected short-stay revenue vs a vanilla BTL for this property.
See real sub-let margins (HMO room rates & SA nightly rates) vs the landlord rent.
Area
Agent & docs
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FAQ
About 7 Kinness House, Abbey Park Avenue, St Andrews
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