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Hawthorne Cottage, Kirkton of Balmerino, Newport-on-Tay, DD6 8SA

Beautifully presented four-bedroom cottage with captivating River Tay views and a delightful garden


  • Four-bedroom detached stone-built cottage 

  • Idyllic semi-rural setting with breathtaking views

  • Beautifully presented and deceptively spacious

  • Mature south-west-facing garden 

  • Short drive from Newport-on-Tay

  • Close to St Andrews and Dundee

  • Separate garage close to the house

2,280 SQFT
218 SQM
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Property Details & Description




Entrance vestibule, hallway, living room, sitting room, dining/kitchen, bathroom, shower room, four bedrooms


Studio / study


Enclosed mature south-west-facing garden

Detached double garage a short walk from the house

Shed and greenhouse



Hawthorne Cottage enjoys an enviable semi-rural position in the small scenic village of Kirkton of Balmerino on the southern banks of the River Tay just a short drive from Newport-on-Tay. A small and welcoming town, Newport-on-Tay boasts a bustling high street with independent retailers to meet daily shopping needs. For recreational pursuits, it is perfect for keen sailing enthusiasts and golfers will love the facilities at Scotscraig Golf Club. Waterstone Crook Sports Centre offers a gym and fitness classes. For an even greater choice of cultural and visitor attractions, vibrant Dundee, home to the V&A and the revitalised waterfront with the famous RRS Discovery is only nine miles away whilst St Andrews, the ‘home of golf’ is just 13 miles by car and boasts an array of boutiques, bars, and restaurants. Edinburgh is approximately 60 minutes to the south. The characterful fishing villages and beautiful beaches of Anstruther, St Monans, Crail, Elie, and Pittenweem are all easily accessible as are the Lomond Hills. 


The area boasts various visitor attractions including the ruins of Balmerino Abbey and the Fife Coastal Path which passes through Newport-on Tay. Alongside primary schooling in Newport-on-Tay and high school choices in Cupar and St Andrews, private options are available at St Leonards in St Andrews and The High School of Dundee. There is a train station in Dundee, with Edinburgh International Airport an hour away by car. Domestic flights are available from Dundee.

General Description


Occupying a wonderful position surrounded by picturesque countryside and close to the banks of the River Tay, this beautifully presented stone-built detached cottage is approached via a gravel pathway. The front door welcomes you into an inviting entrance vestibule and then a spectacular hallway adorned with handsome floor tiling and a crisp neutral décor. With sliding patio doors opening out to and framing the rear garden, it creates a spectacular first impression of this home. To your right lies a stunning dual-aspect living room. Generously proportioned its Scandinavian-inspired design includes oak flooring, white wall finishes, and a log-burning stove nestled in a stone hearth. Returning to the hallway small steps lead you past a classically designed bathroom equipped with a WC, roll-top bath, and washbasin, and down to the cosy and inviting sitting room. Similar in décor to the larger living room and featuring a log-burning stove, plentiful natural light, and a scenic aspect over the south-west-facing garden, it is a charming room in which to unwind and relax. A seamless flow takes you into the contemporary dining kitchen. Beautifully finished and bathed in light, the L-shaped design features handleless base units in natural wood, a one-wall system of white gloss units complemented by smooth white worktops and a metro-tiled splashback in a rustic brown. High-spec integrated BEKO appliances include an extractor hood, induction hob, eye-level oven, and grill. Opening into a skylit dining area that ushers you into the south-west-facing garden through elegant French doors and with original stone flooring it exudes a warm ambience perfect for entertaining and family life. As you return to the hallway, you arrive at four impressive double bedrooms. Each enjoys a serene colour palette and a garden aspect. They share access to a design-led contemporary shower room equipped with a washbasin built into vanity, and WC. Completing the internal layout an ornate black winding staircase takes you from the hallway to the light-filled converted attic studio / study. With a large picture window providing a captivating view across the garden and over the picturesque countryside to the River Tay it is an enviable space in which to enjoy a morning coffee or relax with friends and family.


The enclosed south-west-facing rear garden is a tranquil haven that perfectly combines mature lawn with pretty flowering borders, a rockery, vegetable patches, established trees and hedges. It offers a variety of idyllic seating areas in which to relax and entertain.

A greenhouse and garden sheds provide ample storage whilst a detached double garage is perfect for off-street parking.

Floor plan

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General Remarks & Information



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

Satellite Navigation


The property’s postcode is DD6 8SA.

Fixtures and Fittings


Only items specifically mentioned in the particulars of sale are included in the sale price.  Additional items of furniture may be available by separate negotiation.

Entry & Possession


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



Mains water, electricity, and drainage, oil heating,

Local Authority


Fife Council

EPC Rating


Band E

Council Tax


Band G

Home Report


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.



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


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


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.

Websites and Social Media


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,, RettieandCo, Instagram and LinkedIn.

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.  This is acceptable either as original or certified documents.



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


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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