The Willow, Baldinnie, Ceres, Cupar

The Willow is an impressive, individually designed, architect-crafted three-bedroom detached bungalow with a separate study, set within an attractive rural setting near Ceres and enjoying open countryside views. Built in 2023 as a one-off design, the property has been thoughtfully created for modern living, offering spacious, light-filled accommodation throughout, complemented by high-quality finishes, landscaped gardens and a detached garage.

A striking and generously proportioned entrance hall creates an immediate sense of space and style, featuring large-format tiled flooring and double French doors opening directly onto the south-facing courtyard terrace, creating a seamless connection between the interior and the garden.

At the heart of the home lies an outstanding open-plan lounge, dining and kitchen space, designed to maximise natural light. Large picture windows, Velux rooflights and French doors allow light to flood the room while framing views across the garden. A wood-burning stove provides a warm focal point, while the contemporary fitted kitchen is well appointed with integrated appliances and ample storage. The space is further enhanced by a separate utility room and a substantial pantry, ensuring both practicality and functionality.

Bedroom one is generously sized and benefits from French doors opening onto the courtyard, alongside a dressing area and a stylish en-suite shower room with twin sinks. Bedroom two is also a well-proportioned double, featuring fitted wardrobes and access to a modern Jack and Jill en-suite, which is shared with bedroom three. A fourth room is currently arranged as a study, offering flexibility for home working or additional accommodation if required. A separate family bathroom, fitted with both a bath and separate shower cubicle, completes the internal layout.

Externally, the property enjoys a sunny southerly aspect and beautifully landscaped gardens, featuring a combination of lawn, mature planting and a generous south-facing courtyard terrace - ideal for outdoor dining and enjoying the peaceful surroundings. A summer house provides an additional outdoor retreat, while a gravel driveway leads to a detached garage, offering ample parking and storage.

EPC Rating - B
Council Tax Band - F
Trenure - Freehold

Summary of Accommodation

• Entrance hall with French doors leading to the courtyard
• Open-plan lounge / dining / kitchen with wood-burning stove
• Modern fitted kitchen with integrated appliances
• Utility room
• Pantry cupboard
• Bedroom one with dressing area and en-suite shower room
• Bedroom two with fitted wardrobe and Jack and Jill en-suite
• Bedroom three with Jack and Jill en-suite access
• Study which could be used as Bedroom four with built-in wardrobe
• Family bathroom with separate shower

Outside:
• Landscaped gardens with lawn and courtyard terrace
• Summer house
• Gravel driveway
• Detached garage

Location
The Willow is situated in a peaceful rural position near the sought-after village of Ceres, set within the rolling countryside of north-east Fife. The location offers an exceptional balance of tranquillity and accessibility, making it ideal for those seeking a countryside lifestyle without compromising on convenience.

Ceres is a highly regarded village known for its strong community spirit and charming character, offering local amenities including a village shop, café, primary school and a well-known pub. The village is also home to the Fife Folk Museum and hosts a number of local events throughout the year.

The historic town of Cupar lies a short drive away, providing a wider range of amenities including supermarkets, independent retailers, schooling and leisure facilities. The world-renowned town of St Andrews is approximately 7 miles distant and offers an excellent selection of restaurants, shops, university facilities and internationally recognised golf courses.

The surrounding countryside provides outstanding opportunities for walking, cycling and outdoor pursuits, while the Fife coastline, with its scenic beaches and coastal paths, is easily accessible. The area is well connected, with road links to Cupar, St Andrews, Dundee and beyond, and railway stations at Cupar and Leuchars offering regular services to Edinburgh and the wider rail network.

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, full-fibre broadband, telephone (subject to telephone providers’ regulations)
Private drainage
Solar PV panels

Viewing:
By appointment through Rettie 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.

Council Tax Band:
F

EPC Rating:
B

Postcode:
KY15 5LD

Tenure:
Freehold

Particulars Prepared:
25th May 2026

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
All sellers and buyers will be required to complete Anti-Money Laundering (AML) checks via our specialist third-party provider, Coadjute, who conduct these checks on our behalf. These checks will include identity verification, proof of address, and proof of funds if applicable. For further information on how your personal data is processed, please refer to Rettie's Privacy Policy and Coadjute's Data Security Statement.

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: B
Council Tax Band: F