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Bruadarach House, Baldinnie, Ceres, Cupar, KY15 5LD


A stunning modern house with excellent self-contained studio apartment, in a fantastic rural location close to St Andrews

  • Impressive recently completed bespoke build

  • Peaceful secluded country setting with excellent views

  • Spectacular contemporary accommodation circa 4,230 sqft

  • Useful self-contained studio apartment with potential for holiday / long lets / granny flat   

  • Spectacular garden with lifestyle amenity deck featuring hot tub and BBQ house

  • Triple Garage, driveway parking, greenhouse  

  • Convenient location, close to Ceres, Peat Inn and Pitscottie

  • Guarantee in place

George Lorimer Rettie St Andrews George Lorimer 024 a SA  (5).JPG

George Lorimer


Michelle Wilkinson Rettie St Andrews 037 a SA  (2).JPG

Michelle Wilkinson

Sales Negotiator

Bruadarach House - Floorplan.jpg

Property Details & Description


Ground Floor

Entrance Vestibule, Main Hall, Open Plan Living/Kitchen/Dining Area, Games Room, Snug/Family Room, Guest Bedroom, Bathroom, Utility, Cloakroom and Larder.

First Floor

Master Bedroom with Dressing Area and En-Suite Bathroom, Laundry, Two Bedrooms with En-Suite

Bathrooms, Office / Bedroom.

Studio Apartment

 Lounge with Kitchen Area, Bedroom and Shower Room. 


Stunning garden incorporating lifestyle amenity deck with hot tub and BBQ house  

Driveway parking

Integral triple garage with store



Bruadarach House is a stunning modern home, very well-located in a wonderful quiet rural location, with some excellent far reaching open views.  The property is set back from the road on the edge of the popular hamlet of Baldinnie, which is just a short drive from the villages of Peat Inn, with its Michelin starred restaurant of the same name, and Ceres.  The ancient historic cosmopolitan town of St Andrews is about a 15-minute drive to the north-east and offers an excellent range of facilities, along with a highly regarded university.  St Andrews is known worldwide as the ‘Home of Golf’ and the 150th British Open Championship visited in summer 2022.  About 5 miles to the north-west is Cupar, Fife’s bustling county market town which also provides a good range of services.  Dundee is within a 30-minute drive to the north with Edinburgh about an hour and fifteen minutes to the south.  Baldinnie is surrounded by outstanding Fife countryside, comprising a lovely mix of fertile farmland, woodland, hill, stunning coastline, and river.  The result is home to an array of wildlife and, for the outdoor enthusiast, provides an area offering access to a wide range of recreational pursuits including riding, cycling, walking, sailing and golf.  There are many highly rated golf courses within easy reach, including the renowned Links courses in and around St Andrews.  In terms of days out the wide-open spaces of the Lomond Hills are not far away along with several popular National Trust for Scotland properties, notably Kellie Castle, Hill of Tarvit and Falkland Palace.  Fife’s beautiful and varied coastline includes several good sandy beaches such as those at Kingsbarns, Elie and St Andrews.  State schooling is available locally with private schooling being provided at St Leonards in St Andrews.  There are railway stations at Cupar, Ladybank, Markinch and Kirkcaldy, with Edinburgh airport just an hour away. ​


Bruadarach House is a stunning recently completed modern home with excellent self-contained studio apartment, in a fantastic rural location close to St Andrews. Built as a high quality bespoke self-build by the current owners, and with great attention to details, the impressive high quality contemporary accommodation extends to a huge 4,230 sqft with scope for 5/ 6 bedrooms and generous family living space. The immaculate stone façade and red tile roof is a striking combination, with white render to the sides and rear. At the heart of the house is the outstanding open plan kitchen / dining room / living room – hugely impressive with double height, island unit and bright with glazed doors out to the adjacent decked lifestyle area. There is a separate family / living room and also a dedicated games room with bed 5, shower room, laundry, wc and most impressive galleried main hall and entrance vestibule completing the ground floor. Upstairs, the main bedroom suite is exquisite with dressing area and lovely en-suite bathroom. Two further bedrooms (both with en-suite facilities), a good sized home office / bedroom, utility room and spacious hall complete the main section of the first floor accommodation.

There is a fantastic self-contained 1 bed first floor studio apartment at the eastern end of the house with its own private external staircase as well as direct internal access from the house. With a lovely open plan kitchen / sitting room, bedroom and shower room the studio offers excellent additional living space with good scope for short and long terms lets, as well as possible family / staff accommodation.       


Stunning garden incorporating magnificent lifestyle amenity deck with hot tub and BBQ house  

Driveway parking

Integral triple garage with large store



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 KY15 5LD.

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 and electricity, private drainage, oil fired central heating.

It is understood that PV panels are to be installed prior to the sale going through.

Local Authority

Fife Council


EPC Rating

Band C


Council Tax

Band H

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.


The photographs in this brochure date from June 2023.

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.

General Remarks
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