4 bed detached house for sale

The Paddock, Charleton, Colinsburgh, Leven KY9

Spacious family home with two bedroom annexe and swimming pool

Description
The Paddock was built in 2007 of harled, timber kit construction under a pitched slate roof. It is a large and impressive house with interconnected rooms and excellent natural light. Features of the house include:

Tiled porch. Hall with hardwood flooring.

Kitchen with slate flooring, wooden topped units, breakfast bar, Rangemaster cooker with gas hob, Neff dishwasher, Samsung fridge freezer. Dining room with slate flooring and separate family area with French doors to garden.

Spacious lounge with views of various aspects of the garden, marble open fire place and large bay window area.

Separate study. Large ground floor bedroom with French doors to garden and shower room.

Principal bedroom on first floor with walk-in wardrobe, built in separate wardrobe, bay window and shower room. Two further first floor bedrooms, one with shower room, walk-in wardrobe and balcony. Family bathroom.

The former garage has been converted into an annexe with a large living room/ dining area / kitchen with two picture windows and patio doors. Landing with study area, two bedrooms and shower room on first floor.

Hall with shower room off. Indoor swimming pool (14.10m x 19.8m), glazed on three sides with wooden roof. Constant depth wave pool. Plant room with Worcester boiler and external air source heat pump as back up.

Garage with cupboards, washing machine and electric vehicle charger.

Garden enclosed within stone walls. Extensive lawns. Large courtyard with plenty of parking spaces. Orchard with apple, plum and pear trees, and redcurrant bushes. Timber summerhouse. Gravel and paved terrace. Stream running through garden with bridges over.

Location
The Paddock has a beautiful rural setting in the East Neuk of Fife. The house is situated less than 4 miles from the coastline and the popular village of Elie, and sits on the privately owned Charleton Estate adjacent to the Charleton Golf Course, which, whilst privately owned, accepts members and visitors.

The East Neuk is a corner of Fife running from Largo Bay to St Andrews, boasting fishing villages built around picturesque harbours, sandy unspoilt beaches and rich farmland. The Fife Coastal path runs past the popular seaside destination of Elie, which boasts one of the finest beaches in Scotland. Sailing and water sports are available at Elie Harbour and there are an 18 hole and a 9 hole golf course. Elie Sports Club offers several hard tennis courts and a bowling green. The coastal villages are well served by pubs and cafés including the Ship Inn in Elie and the renowned Kinneuchar Inn. The Bowhouse, situated between Elie and St Monans, has a monthly market showcasing producers from across Scotland, along with live music and food trucks.

St Andrews, the historic cathedral and university town, appreciated worldwide as the Home of Golf and host of the 2027 Open Championship, is 12 miles north. There is private education at St Leonards and secondary schooling at Madras College. In addition to the many golf courses around St Andrews there are courses at Lundin Links, Kingsbarns, Dumbarnie Links, Crail, and Charleton.

Kirkcaldy has a mainline railway station on the east coast line from Aberdeen to Edinburgh with a through service to London. Edinburgh Airport (40 miles) provides both domestic and international flights. As part of the new Levenmouth rail link, stations at Leven (7.5 miles) and Cameron Bridge (9.5 miles) opened in 2024, offering direct services into Edinburgh.

Square Footage: 2,852 sq ft



Directions
What3words - directions to the property can be found on the what3words app, using the following: Inventors.scorecard.luckier

Additional Info
Directions: What3words - directions to the property can be found on the what3words app, using the following: Inventors.scorecard.luckier

Viewings - Strictly by appointment with Savills .

Services- Mains water and electricity. BioDisc sewage system. Central heating from lpg gas boiler to house. Air source heat pump to swimming pool, and additional Air source heat pump which provides heating and hot water to the annex .

Access - The drive from the public road is owned by Charleton Estate and The Paddock has a right of access. The Paddock contributes to the maintenance of a small section of the drive, tinted brown on the title plan.

Local Authority & tax band - Fife Council tax band H.

Fixtures & Fittings - The blinds and curtains in bedroom 4, the two lights in hallway in the annexe, the annexe washing machine and tumble dryer, six light fittings in the main house and all the garden furniture are excluded. The other curtains are included in the sale.

Solicitor: Lynne Stewart, Ledingham Chalmers llp, Johnstone House, 52-54 Rose Street, Aberdeen, AB10 1HA. Tel: Email:

Photographs: September 2025. Brochure Code: 250625

Servitude rights, burdens and 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 referred to in the General Remarks and Stipulations or not. The Purchaser(s) will be held to have satisfied himself as to the nature of all such servitude rights and others.

Offers
Offers, in Scottish legal form, must be submitted by your solicitor to the Selling Agents. It is intended to set a closing date but the seller reserves the right to negotiate a sale with a single party. All genuinely interested parties are advised to instruct their solicitor to note their interest with the Selling Agents immediately after inspection.

Deposit
A deposit of 10% of the purchase price may be required. It will be paid within 7 days of the conclusion of Missives. The deposit will be non-returnable in the event of the Purchaser(s) failing to complete the sale for reasons not attributable to the Seller or his agents.
Important notice


Savills, 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 here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. 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. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.