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KY16 8SP

Quietly located extended cottage in sought-after village of Kingsbarns


  • Immaculately presented home, offering chic contemporary living space

  • An ‘off grid’ property benefitting from air source heating, photovoltaic panels and a Tesla Powerwall

  • Tranquil village location, close to the coast

  • Comprehensively upgraded, wonderfully light, bright accommodation

  • Convenient for Kingsbarns Golf Course and Distillery, close to St Andrews

  • Includes planning permission for an additional dwelling in garden   

1,668 SQFT
155 SQM
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Property Details & Description


Ground Floor

Hall, Living Room, Dining Room, Kitchen/Diner, Sun Room, Study, Utility, Bedroom, Shower Room, cupboard storage


First Floor

Three Bedrooms, Family Bathroom, Landing, cupboard storage


Front and rear gardens

Ample driveway parking

Planning permission in place for an additional dwelling in the front garden - Fife Council reference - 21/01264/FULL


8 Bells Wynd is quietly located in the centre of the sought-after coastal village of Kingsbarns.  The village offers some useful local amenities including a primary school, church and a pub, with nearby Crail (2 miles) providing a good range of shops, services and facilities, as well as picturesque harbour.


The centre of the ancient and historic university town of St Andrews is a short drive (approx. 8 miles) and offers a cosmopolitan shopping district which includes South Street, Market Street, Bell Street, Church Street and North Street and a superb mix of amenities and facilities. 


The city of Dundee is circa 23 miles to the north and Edinburgh is within easy reach to the south.  The stunning East Neuk is nearby with its quaint picturesque fishing villages, which include Crail, Anstruther, Pittenweem and Elie, whilst the bustling former county market town of Cupar sits to the west.  The countryside and coastline surrounding Kingsbarns is particularly fine and includes a lovely mix of farmland, woodland, rivers, and hill ground.  The result is home to an array of wildlife which provides an excellent choice for the outdoor enthusiast with walking, cycling, sailing, and riding all readily available.  There are many highly regarded golf courses in the area including the Old Course at St Andrews and the Championship Course at Carnoustie, both of which regularly host the British Open – most recently the 150th anniversary event was held at St Andrews in July 2022.  St Andrews Links Trust have seven courses and other nearby courses include Kingsbarns, Crail, Dumbarnie, the Dukes, Lundin Links and Ladybank.  In terms of days out Kingsbarns has a lovely sandy beach and more can be found at St Andrews, Elie and Tentsmuir, all just a short drive away.  National Trust for Scotland properties in the area include Kellie Castle, Hill of Tarvit and Falkland Palace.  State schooling is available locally with independent schooling at St Leonards in St Andrews and the High School of Dundee.  There are rail transport links at Leuchars, Cupar and Ladybank and Dundee and Edinburgh airports are also well within reach.

General Description

8 Bells Wynd is a wonderful, detached property which has been comprehensively upgraded and now offers stunningly presented, well thought out, light, bright contemporary living space.  The flexible, ‘Scandinavian chic’ style accommodation is arranged over two levels and, particularly on the ground floor, flows beautifully.   The large living room, with cosy log burning stove has views to the front garden and doors to the sunroom and garden at the rear.  To the rear the impressive double-height kitchen extension with bi-fold doors down the length, gives generous space for cooking, eating and entertaining.  A dining room, study area, utility room, shower room and hallway with cupboard storage complete the level.  Upstairs there are three further bedrooms and a family bathroom.


Early viewing is advised.



The established gardens are thoughtfully laid out with a mix of shrubbed beds, chipped paths and lawned areas.  There is a round ornamental pond and orchard area.


There is a useful garden shed for storage and ample driveway parking.


The property comes with planning permission in place for an additional dwelling in the front garden - Fife Council reference - 21/01264/FULL



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General Remarks & Information


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Viewing is strictly by appointment with the selling agents Rettie & Co, 28 Bell Street, St Andrews KY16 9UX. Tel: 01334 237700.

Satellite Navigation

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The property’s postcode is KY16 8SP.

Fixtures and Fittings

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Only items specifically mentioned in the particulars of sale are included in the sale price. Light fittings and shades are expressly excluded from the sale.

Entry & Possession

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Entry and vacant possession will be by mutual agreement and arrangement.


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Mains water, electricity and drainage.


The property is heated via an air source heat pump and benefits from photovoltaic panels and a Tesla Powerwall

Local Authority

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Fife Council

EPC Rating

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Band C

Council Tax

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Band E

Home Report

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A Home Report incorporating a Single Survey, Energy Performance Certificate and Property Questionnaire is available for parties genuinely interested in this property. Please contact us, either by telephone or via the website entry for this property, to request a copy. No charge is made for electronic copies; a paper copy can also be made available from our offices or by post, at a charge of £20 to cover reproduction and administrative costs.


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Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co at 28 Bell Street, St Andrews KY16 9UX.

Servitude Rights, Burdens & Wayleaves

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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.

Particulars and Plans

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These particulars and plan are believed to be correct, but they are in no way guaranteed.  Any error, omission or misstatement shall not annul the sale or entitle any party to compensation nor in any circumstances give grounds for action at law.


The photographs in this brochure date from October 2023

Websites and Social Media

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This property and other properties offered by Rettie & Co can be viewed on our website at as well as our affiliated websites at and  In addition, our social media platforms are, RettieTownandCountry,, Rettie and Co, Instagram and LinkedIn.

Proof and Source of Funds/Anti Money Laundering

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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.  This is acceptable either as original or certified documents.


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1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co, 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 he has not entered into contact in reliance on the said statements, that he has satisfied himself 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.

Important Notice

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Rettie & Co, 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. Any areas, measurements or distances are approximate.  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 misstatement 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. 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.



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