Detached House for Sale in Kilconquhar

5 Bedrooms | Offers Over £800,000

Hilton Cottage Balbuthie, Kilconquhar KY9 1EX


Surrounded by rural fields and with coastal views to the Bass Rock, Berwick Law and the East Lothian hills, Hilton Cottage represents an exceptionally rare opportunity to acquire an idyllic family home in the scenic East Neuk of Fife.

The 1.75-acre plot accommodates a substantial stone-built detached cottage with five double bedrooms, three bathrooms, two large reception rooms and a wonderful south-facing dining kitchen, as well as a self-contained annex with a very large study/sitting room, a double bedroom, an en-suite shower room and kitchenette.

There is also a yard and a stable block, which offers excellent potential for conversion into self-contained accommodation, subject to obtaining the correct permissions. The expansive landscaped gardens, complete with child-safe ponds, are supplemented with a good-sized paddock to the south and east.

Approximately one mile inland from the Fife Coastal Path, one mile east of the quaint village of Kilconquhar and 20 minutes' drive from St Andrews, Hilton Cottage instantly attracts the eye with its rustic stone-built facade and welcoming glazed porch. Inside, an exposed stone wall and rich oak flooring set the traditional-contemporary tone for the accommodation. From here double doors open into a magnificent living room with exposed oak beams and a stunning redbrick fireplace with oak lintels and a log stove.

This eye-catching feature wall also incorporates built-in cupboards and shelving. The dual-aspect reception room enjoys windows to the south and west, and flows into the triple-aspect sunroom, which is bathed in light from dawn until dusk, and yields views across the Forth to the Bass Rock and inland to the Lomond Hills. The sunroom opens onto a decked terrace and also leads back into the south-facing dining kitchen, which features another inviting log stove. Topped with black marble and solid oak, the farmhouse-inspired fitted cabinetry houses a gleaming Belfast sink, plus an integrated electric ceramic hob, extractor hood, double oven/grill, dishwasher and full-height fridge. The separate utility room adjacent allows access to the garden, as does the versatile fifth bedroom/home office.

The cottage boasts four impressive double bedrooms, the largest of which incorporates a fitted dressing room and an en-suite bathroom. The second bedroom also enjoys an en-suite shower room and the remaining bedrooms share a four- piece family bathroom with an exposed stone feature wall. Most of the windows are double glazed and the property is heated by way of an oil-fired central heating system.

Perfect for extended family, guests or working from home, the self-contained annex comprises a kitchenette, a double bedroom with an en-suite shower room and a south-facing living room with wall-to-wall fitted bookshelves. With scope for conversion into s elf-contained accommodation, the stable block currently comprises a tack room/workshop, three well-equipped loose boxes and a store.

EPC Rating - E.

Extras: all fitted floor coverings, curtains, blinds, light fixtures, integrated appliances and freestanding freezer to be included in the sale.

Disclaimer: Actual photography of the Master bedroom, with virtually staged furniture to show possible layouts.

Hilton Cottage is positioned on Balbuthie Road between the pretty villages of Kilconquhar and St Monans. Kilconquhar, with its loch, offers a rural lifestyle; St Monans and the other nearby seaside towns and villages provide the best of the Fife coastline. Kilconquhar is home to a traditional-style 17th-century pub and restaurant, The Kinneuchar Inn.

St Monans has two groceries, a chemist, and two excellent seafood restaurants in contrasting styles. The neighbouring coastal villages of Elie and Earlsferry boast a newsagent, a deli, a bakery, a grocer and a chemist as well as cafes, bars, restaurants, pubs and guesthouses. The closest shops to Hilton Cottage are the award-winning Ardross Farm Shop and the regular Farmers' Market at Bowhouse Farm.

  • Traditional detached cottage 1.75-acre plot in the East Neuk

  • Glazed sun porch entrance

  • Dual aspect living room

  • Sunroom & terrace

  • Convivial dining kitchen

  • Separate Utility Room

  • Versatile Home Office

  • Four double bedrooms

  • Three luxury Bathrooms

  • One-bedroom annex

Living Room

29'6 x 18'3 (8.99m x 5.56m)


14'2 x 13'11 (4.32m x 4.24m)

Dining Kitchen

21'4 x 14'1 (6.50m x 4.29m)

Utility Room

14'1 x 9'5 (4.29m x 2.87m)

Sun porch

9'4 x 8'3 (2.84m x 2.51m)

Bedroom 3/Dining Room

17'10 x 11'3 (5.44m x 3.43m)


9'9 x 9'2 (2.97m x 2.79m)

Bedroom 5/ Home Office

14'1 x 10'0 (4.29m x 3.05m)

Bedroom 2

14'1 x 13'5 (4.29m x 4.09m)


7'0 x 5'7 (2.13m x 1.70m)

Master Bedroom

17'7 x 12'4 (5.36m x 3.76m)

Dressing Room

10'8 x 9'10 (3.25m x 3.00m)


11'10 x 9'4 (3.61m x 2.84m)

Bedroom 4

13'2 x 11'2 (4.01m x 3.40m)


Living Room

21'0 x 17'5 (6.40m x 5.31m)


8'2 x 5'11 (2.49m x 1.80m)


17'9 x 14'9 (5.41m x 4.50m)


10'6 x 3'0 (3.20m x 0.91m)

Tack Room

15'11 x 15'11 (4.85m x 4.85m)


13'2 x 11'10 (4.01m x 3.61m)


13'2 x 11'10 (4.01m x 3.61m)


13'2 x 11'10 (4.01m x 3.61m)


15'11 x 8'2 (4.85m x 2.49m)

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