Blebocraigs, Cupar, Fife

** Planning permission for YOGA studio / annexe **

Tigh-Na-Coille is a charming, comprehensively upgraded and remodelled detached cottage enjoying superb views across the rolling Fife countryside. Set within beautifully landscaped garden grounds in the desirable village of Blebo Craigs, this delightful home combines character with modern family living.

The property has been thoughtfully extended to provide generous and flexible accommodation arranged over two floors. The welcoming entrance vestibule opens into a spacious inner hall with excellent storage. To the rear, a large and beautifully proportioned sitting room forms the heart of the home, featuring a wood-burning stove and opening into a bright west-facing sun room, perfectly placed to enjoy evening light and providing direct access to the garden. The dining room, with patio doors to the garden, flows seamlessly into the modern fitted kitchen, creating an ideal space for family living and entertaining. Also on the ground floor is a well-appointed shower room and a comfortable double bedroom, offering versatility as a guest bedroom, home office or playroom.

Upstairs, the principal bedroom is particularly impressive, with dual-aspect windows framing far-reaching countryside views. Two further double bedrooms, each with superb outlooks, provide excellent family accommodation, alongside a modern shower room. Throughout, the house is presented in fresh decorative order, combining contemporary finishes with traditional charm.

Externally, Tigh-Na-Coille is equally appealing, with extensive landscaped gardens, mature trees and shrubberies, and a sweeping driveway providing ample off-street parking. The property also benefits from a studio and workshop, with planning consent also in place for erection of a one and half storey outbuilding / yoga studio, offering outstanding scope for flexible use. Planning permission application number: 23/03534/FULL

Blebo Craigs is a highly desirable village nestled on the south-facing slopes of Kemback Hill. Known for its strong community spirit and picturesque setting, the village is surrounded by scenic countryside and woodland walks. Everyday amenities can be found nearby in St Andrews (approx. 5 miles) and Cupar (approx. 5 miles), both offering a wide range of shops, services, leisure facilities and excellent schooling options. St Andrews is world-renowned for its historic university, fine beaches and championship golf courses, while Cupar provides further amenities and rail connections on the Aberdeen to London line.
The area is well served for commuting, with Dundee, Kirkcaldy and Glenrothes all within easy reach. Edinburgh can be accessed via road or rail, with Edinburgh Airport around 50 miles away, while Dundee Airport also offers flights to London. Local schooling includes Strathkinness Primary, Madras College and Bell Baxter High School, with independent options available at St Leonards, St Andrews and The High School of Dundee.


EPC Rating - D
Council Band - F
Tenure - Freehold

Ground Floor
• Entrance vestibule
• Spacious hall with storage
• Sitting room with wood burning stove, open to:
• Sun room with garden access
• Dining room with patio doors to garden, open plan to:
• Modern fitted kitchen
• Double bedroom
• Shower room
First Floor
• Principal bedroom with dual-aspect countryside views
• Two further double bedrooms with countryside views
• Shower room
Outbuildings
• Studio (with planning for family annex / yoga studio)
• Workshop
• Extensive driveway and parking

Blebo Craigs is a highly desirable village nestled on the south-facing slopes of Kemback Hill. Known for its strong community spirit and picturesque setting, the village is surrounded by scenic countryside and woodland walks. Everyday amenities can be found nearby in St Andrews (approx. 5 miles) and Cupar (approx. 5 miles), both offering a wide range of shops, services, leisure facilities and excellent schooling options. St Andrews is world-renowned for its historic university, fine beaches and championship golf courses, while Cupar provides further amenities and rail connections on the Aberdeen to London line.
The area is well served for commuting, with Dundee, Kirkcaldy and Glenrothes all within easy reach. Edinburgh can be accessed via road or rail, with Edinburgh Airport around 50 miles away, while Dundee Airport also offers flights to London. Local schooling includes Strathkinness Primary, Madras College and Bell Baxter High School, with independent options available at St Leonards, St Andrews and The High School of Dundee.

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 heating, mains water, electricity, broadband, telephone (subject to telephone providers’ regulations).

Viewing:
By appointment through St Andrews. 28 Bell Street, St Andrews, KY16 9UX. Email: Tel:

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.

Postcode:
KY15 5UF
Tenure:
FREEHOLD
Internet Website

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

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.

Important Notice

Rettie, their clients and any joint agents give notice that:

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.
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.
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.
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. Rettie use electronic verification, if this is not possible original documents are acceptable.
Misrepresentations

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.
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.
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.


EPC Rating: D
Council Tax Band: F