1 & 2 Ballindean Farm Cottages

Cupar, Fife, KY15 4QQ

Cupar, Fife, KY15 4QQ

2 Receptions
4 Beds
2 Baths

1 and 2 Ballindean Farm Cottages comprise a pair of traditional two‑bedroom stone cottages, offered together as a rare and highly attractive opportunity in a superb rural location near Cupar, surrounded by open countryside. Set within a small row of former farm cottages, the properties enjoy excellent accessibility and benefit from extensive garden ground, which appears to incorporate a corner of the adjoining arable field, offering significant scope for enhancement or redevelopment.

Both cottages are currently in very poor condition and are not readily habitable, presenting an exceptional opportunity for purchasers seeking a comprehensive refurbishment project or potential redevelopment opportunity, subject to the necessary planning consents. Internally, the properties are arranged over a single level and retain a number of appealing traditional features, including fireplaces, stone construction and generous room proportions, which provide an excellent foundation for reimagining the accommodation.

Prospective purchasers should note that significant works are required throughout, including an area within No. 1 where the ceiling has partially collapsed, and appropriate care should therefore be taken when inspecting the properties. Services include oil‑fired heating systems, which are not understood to have been operational for a considerable period, and drainage via a septic tank.

Externally, the cottages sit within generous surrounding garden grounds, providing ample space for landscaping, extension or reconfiguration, subject to the appropriate permissions. A number of attached external store areas further enhance the flexibility of the site.


Summary of Accommodation

No. 1 Ballindean Farm Cottage:

Entrance hall
Lounge with fireplace
Bedroom 1 accessed from hall
Bedroom 2 accessed from lounge
Kitchen with pantry cupboard
Rear hall
Shower room
External store

No. 2 Ballindean Farm Cottage:

Entrance
Lounge with fireplace
Bedroom 1 accessed from lounge
Bedroom 2 accessed from entrance, with fireplace
Kitchen with utility area
Rear hall
Shower room
Two external store areas

External:

Extensive garden ground surrounding both cottages
Garden ground appears to incorporate corner of adjoining arable field
Septic tank drainage
Oil‑fired heating systems (not currently operational)

General Remarks & Information

Fixtures and Fittings:

Only appliances specifically mentioned in the sales particulars are included in the sale price. In all other aspects the treatment of fixtures and fittings within the relevant Conveyancing Standard Clauses apply.

Services:

Oil central heating, mains water, electricity, broadband, telephone (subject to telephone providers’ regulations).
Septic tank

Viewing:

By appointment through Rettie St Andrews. 28 Bell Street, St Andrews, KY16 9UX. Email: standrews@rettie.co.uk Tel: 01334 237 700

Offers:

Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co. A closing date by which offers must be submitted may be fixed later. Please note that interested parties are advised to register their interest with the selling agents in order that they may be advised should a closing date be set. The seller reserves the right to accept any offer at any time.

Council Tax Band:

B

EPC Rating:

E

Postcode:

KY15 4QQ

Tenure:

Freehold

Particulars Prepared:

28th April 2026

This property and other properties offered by Rettie & Co. & Rettie LLP's. can be viewed on our website at www.rettie.co.uk as well as Rightmove, OnTheMarket and The London Office.

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.

Rettie, 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. All Rettie floorplans are drawn to RICS standard. 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 mis-statement 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. & Rettie LLP’s 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.
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. Rettie use electronic verification, if this is not possible original documents are acceptable.
  1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co. or Rettie LLP’s, 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 they have not entered into contract in reliance on the said statements, that they are satisfied themselves 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.


Location

Ballindean Farm Cottages occupy a tranquil rural position amidst the rolling countryside of North East Fife, while benefiting from excellent access to nearby towns and transport links. Cupar lies a short distance away and provides a wide range of amenities including independent shops, cafés, supermarkets, schooling and a mainline railway station offering direct services to Dundee, Edinburgh and beyond.

The surrounding area is characterised by productive farmland and open views, making it ideal for those seeking space, privacy and a rural lifestyle, while remaining well connected. The historic town of St Andrews is also within easy reach and offers world‑class golf courses, award‑winning beaches, cultural attractions and the internationally renowned university. Likely to appeal to developers, investors or private purchasers seeking a substantial project, this is an unusually flexible opportunity in a highly desirable area of Fife.

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