Orchard House, Old Mill Road, Craigrothie, Cupar

Tucked into a sheltered, light-filled setting on the edge of Craigrothie, Orchard House is a substantial five-bedroom detached family home set in around an acre of mature gardens and private woodland. Beautifully maintained and offered in move-in-ready condition, it provides an exceptional combination of space, privacy and natural beauty – a wonderful family home in a truly idyllic setting, yet within easy reach of Cupar and St Andrews.

Internally, the house offers generous and flexible accommodation across two levels, ideally suited to modern family living. The ground floor is particularly well designed for both everyday life and entertaining, with a generous, dual-aspect lounge featuring a striking bay window overlooking the rear the garden, allowing for excellent natural light and a strong connection to the outdoor space. A handsome rebuilt, tiled fireplace with a modern wood-burning stove provides warmth and cosiness on a winters evening. A separate sitting room offers a further reception area, while the light-filled garden room – fully double-glazed and centrally heated beneath a pitched roof – doubles as a delightful family dining room, its French doors opening directly onto the garden to create an ideal setting for meals and entertaining in every season.
At the heart of the home lies the breakfasting kitchen, offering ample space for informal dining, along with a practical layout that connects seamlessly to the adjoining utility room. A ground floor bedroom, currently used as a study / home office, benefits from its own en-suite shower room, providing excellent flexibility for guests or homeworking. Two separate WCs and good storage throughout complete the ground floor accommodation.
Upstairs, a bright landing leads to four well-proportioned bedrooms, incorporating good-sized built-in cupboards and all enjoying pleasant views over the rear garden. Two of the bedrooms benefit from en-suite facilities, while the remaining bedrooms are served by a spacious family bathroom fitted with both a bath and separate shower. The upper floor continues the theme of generous proportions and excellent natural light throughout.

Externally, the property is a true standout. Expansive, thoughtfully landscaped gardens incorporate lawned areas, mature planting and a useful summer house, while beyond the formal garden the additional woodland / amenity ground enhances both privacy and lifestyle appeal. A driveway provides ample off-street parking and leads to an integral garage.

EPC Rating - D
Council Tax Band - G
Tenure - Freehold

Summary of Accommodation
A substantial family home set in around an acre of mature garden and private woodland.

• Entrance hall
• Dual-aspect lounge with bay window overlooking rear garden, rebuilt tiled fireplace with modern wood-burning stove
• Sitting room
• Garden room ( currently used as dining room ) - double glazed, centrally heated with French doors to garden
• Breakfasting kitchen
• Utility room
• Ground floor bedroom/study with en-suite shower room
• Two ground floor WCs

First Floor:
• Principal bedroom with en-suite
• Second bedroom with en-suite
• Two further bedrooms
• Family bathroom with bath and separate shower

Outside:
• Extensive mature garden (approx. 0.5 acre)
• Separate woodland/amenity area (approx. 0.5 acre)
• Summer house
• Driveway with off-street parking
• Integral double garage

Location
Craigrothie is a picturesque and well-regarded village set within the rolling countryside of north-east Fife, offering a peaceful rural lifestyle while remaining conveniently close to the market town of Cupar. The village itself enjoys a strong sense of community and provides a pleasant setting surrounded by farmland and open landscapes.

Cupar, located just a short drive away, offers a comprehensive range of amenities including supermarkets, independent shops, cafes, restaurants and professional services, as well as primary and secondary schooling. The area is also well served by leisure facilities, with opportunities for walking, cycling and outdoor pursuits readily available in the surrounding countryside.

The historic town of St Andrews lies approximately 9 miles to the east and is internationally renowned for its university, world-famous golf courses and excellent selection of shops, restaurants and cultural attractions. Dundee is also within easy reach, providing further retail, business and transport links.

For commuters, the property benefits from good connectivity, with road links providing access across Fife and beyond, while railway stations at Cupar and Ladybank offer regular services to Edinburgh and the wider Scottish rail network. Edinburgh itself is within comfortable commuting distance, making Craigrothie an attractive option for those seeking a balance between rural living and accessibility.

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-fired central heating ( radiators throughout, including the garden room); mains water, electricity, broadband, telephone (subject to telephone providers’ regulations). The current owners measured oil consumption has averaged approximately 3000 litres per annum over the past 2.5 years.
The flat roof section over the first floor bedrooms has been fully renewed, incorporating new insulation, a new membrane and a high performance rubber covering. At the same time, the pitched roof of the garden room and the flat roof section over the first floor bathrooms ( north elevation) were both independently inspected and confirmed sound.
The property is fitted with photovoltaic panels supplying electricity back to the National Grid. The solar panels generate 9.4kWh per day (measured over 2 years) and the Feed-in-Tariff agreement with Eon, which expires Dec-2033, has generated payment to the owners of £1,800 over the last 2 years.

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:
G

EPC Rating:
D

Postcode:
KY15 5PZ

Tenure:
Freehold

Particulars Prepared:
19th May 2026

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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: C
Council Tax Band: G