Teasses Mill, Ceres, Cupar, Fife

Briery Hall is an outstanding architect-designed contemporary home set within approximately one acre of beautifully landscaped gardens and grounds in the peaceful rural hamlet of Teasses Mill, near Ceres. Combining striking modern design with exceptional energy efficiency and a highly flexible layout, the property offers a rare opportunity to acquire a substantial family home together with two successful holiday letting properties, all within easy reach of St Andrews and the East Neuk coastline.

Finished to an exacting standard throughout, the principal residence offers bright, spacious accommodation designed to maximise both natural light and the surrounding countryside views. At the heart of the home lies a stunning open-plan German-designed kitchen and dining room, centred around a large island and opening directly onto the gardens, creating an exceptional space for everyday family living and entertaining. The adjoining living room is equally impressive, featuring a contemporary log-burning stove and large windows overlooking the grounds.

A practical utility room, shower room and outside access to the substantial integrated four-car garage complete the ground floor accommodation.

The first floor provides well-proportioned bedroom accommodation, all benefitting from built-in wardrobes. Bedroom one enjoys a luxurious en-suite bathroom and access to a private balcony overlooking the grounds and surrounding countryside. A second bedroom also benefits from en-suite facilities, from bedroom two there is access to a self contended annexe. The property, the quality of finish is evident, with all bathrooms completed to a high contemporary standard.

A particular feature of Briery Hall is the inclusion of two separate and self-contained holiday letting properties. Mill Pond View, a stylish one-bedroom annexe with its own living accommodation, benefits from air source central heating and a successful established letting history. In addition, The Lodge, a detached one-bedroom cabin, provides further self-contained holiday accommodation. Both properties benefit from Short Term Let licences and have proven income potential, previously generating approximately £60,000 per annum combined, with strong demand during peak periods including The Open Championship.

Externally, the property enjoys approximately one acre of mature gardens and grounds, including expansive lawns, established planting, vegetable beds and a beautiful weir running through the grounds, creating a tranquil and highly attractive setting. A private driveway provides parking for multiple vehicles and leads to the integrated four-car garage.

The principal house benefits from air source heating with underfloor heating at ground floor level and radiators on the first floor, together with solar hot water, ensuring excellent energy efficiency and year-round comfort.

EPC Rating - C
CouncilTax Band - E
Tenure - Freehold

Summary of Accommodation:
Main House
• Entrance vestibule
• Reception hall
• Living room with log-burning stove
• Open-plan German-designed kitchen and dining room
• Utility room
• Family bathroom
First Floor:
• Bedroom one with en-suite bathroom and balcony
• Bedroom two with en-suite shower room

Mill Pond View (Annexe)
• Open-plan living accommodation
• Double bedroom
• Bathroom
The Lodge
• Open-plan living/kitchen area
• Double bedroom
• Shower room
Outside
• Approximately one acre of gardens and grounds
• Beautiful weir
• Mature trees and planting
• Vegetable growing areas
• Private driveway
• Integrated four-car garage
Additional Features
• Air source heating
• Underfloor heating to ground floor
• Solar hot water system
• Double glazing
• Two licensed holiday letting properties
• Approximate combined income of £60,000 per annum

Location Description:
Teasses Mill is a small and peaceful rural hamlet situated just outside the highly regarded village of Ceres, surrounded by rolling Fife countryside yet ideally positioned for access to St Andrews, Cupar and the East Neuk coastline.

Ceres is one of Fife's most desirable villages, known for its strong community spirit, attractive historic centre and excellent local amenities including a village shop, café, pub, primary school and the Fife Folk Museum. The surrounding countryside offers superb opportunities for walking, cycling and equestrian pursuits.

The historic university town of St Andrews lies approximately seven miles away and provides an outstanding range of amenities including boutique shopping, restaurants, cultural attractions and world-renowned golf courses. The town is internationally recognised as the "Home of Golf" and is home to the prestigious University of St Andrews.

The nearby market town of Cupar offers a comprehensive range of day-to-day services, while Dundee and Perth are both readily accessible. Rail services from Cupar and Leuchars provide regular connections to Edinburgh, Aberdeen and beyond.

Combining contemporary living, established holiday letting income and a beautiful rural setting, Briery Hall represents an exceptional lifestyle and investment opportunity in one of North East Fife's most desirable locations.

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:
Air Source Heat Pump, electric, Solar water and Private drainage
Broadband and telephone (subject to telephone providers’ regulations).

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:
E
EPC Rating:
C
Postcode:
KY15 5PR
Tenure:
Freehold
Particulars Prepared:
9th September 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.
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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: E