The Old Watermill

High Street, Clophill, Bedfordshire, MK45 4AA

£1,850,000Offers in excess of

5 1 2

Property Highlights

  • A Grade II listed 18th century former watermill
  • Four/five bedrooms, two bathrooms
  • One/two reception rooms
  • Kitchen/dining room and pantry
  • Detached one bedroom cottage
  • Driveway parking and outbuilding
  • Over 6 acres of gardens, meadow and paddock land with water rights on the River Flit
  • Within walking distance of amenities in the village

Property description

A Grade II listed 18th century former watermill with a detached one bedroom cottage, outbuildings, parking and over 6 acres of grounds, walking distance from village amenities.

Benefitting from a desirable location in the village of Clophill, The Old Watermill offers potential purchasers the opportunity to acquire this unique property for the first time in 55 years. The property retains many original period features and has over 3,400 sq. ft. of versatile accommodation including the detached former miller’s cottage in the garden. The watermill is set over four floors including a basement level. The internal divisions in the property are all stud walls so the accommodation could easily be reconfigured if desired. Currently there is a kitchen/dining room and a sitting room on the ground floor; a family room, two bathrooms and a bedroom on the first floor, and three further double bedrooms on the second floor. The family room could be used as a fifth bedroom if preferred. A gated driveway continues to a brick outbuilding which is divided into two barns; these have been used for storage and garaging.

About the house cont'd

The property has over 6 acres of land including gardens, meadow, paddock, waterfalls and millpond, owning the water rights for the river which runs through it and controlling the water level by means of sluice gates. Amenities in the village are within walking distance and the property is within easy reach of more extensive amenities in Ampthill, Woburn, Bedford or Milton Keynes.

History and Heritage

There are records of a mill in Clophill dating back to the 16th century but the current building dates from the 18th century with a date of 1725 on the bricks. It has an undershot wheel which drove three pairs of stones, grinding both wheat for flour and grain for animal feed, and some of the mill workings and mill stones have been retained as features in the property. The original cast iron windows remain on the first three floors, and the additional windows which were added later were carefully designed to match and blend with the originals. Other features throughout the property include exposed beams and timbers and the original red brickwork with original lime mortar. Both reception rooms have open fires which are in full working order. These character features have been successfully blended with more modern amenities in the kitchen and bathrooms, and the modern combi boiler was installed about four years ago together with modern Victorian style radiators.


The basement level is accessed via trapdoors in the floor of the inner hall leading to a fitted staircase. The space is currently divided into two areas by a stud wall which could be removed and the space reconfigured if desired. The smaller room houses the internal mill wheels which used to turn the mill stones, while the larger room has dual aspect windows and is currently used for storage. Subject to planning permission there is scope to install an external staircase to improve access to this level which could be used as a games room or home office.

Ground Floor

The entrance hall has an area for coats and shoes and a door to the inner hall which has the original pine flooring with inset feature mill stones, an open fireplace, an elm wood staircase to the first floor, and a window overlooking the river. A double storage cupboard houses the combi boiler.

Reception Rooms

The sitting room also has original oak flooring and an open fireplace. Dual aspect windows overlook the drive and river at the front and the rear garden. The family room is on the first floor and also has dual aspect windows and an open fireplace. The flooring on the first floor is solid elm throughout.

Kitchen/Dining Room

The inner hall, which has two original inset mill stones, leads to the dual aspect kitchen/dining room which measures 20 ft. by just under 18ft. The kitchen is fitted with a range of cream fronted Shaker style wall and base units with wooden work surfaces incorporating a Belfast sink. Integrated appliances include a dishwasher, a fridge and a wine chiller and there is space for an American style fridge/freezer and a range cooker (available subject to separate negotiation). There is space for a large dining table and chairs and for a seating area. A door leads to a walk-in pantry which has fitted shelving and plumbing for a washing machine.

First Floor

The stairs from the inner hall lead to a landing with built- in storage, and inner landings on either side. The inner landing on the right has retained mill machinery, a built-in shelved airing cupboard and a window overlooking the drive and river beyond. There is a door to the family room and to a bathroom which has a roll top bath with a shower over, a WC and a washbasin. The inner landing on the left has access to the master bedroom and to a second bathroom which also has a roll top bath, WC and washbasin.

Master Bedroom

The master bedroom has dual aspect windows, exposed beams and timbers and a fireplace housing a log burning stove.

Second Floor Bedrooms

The other three double bedrooms are on the second floor which is accessed via two separate staircases. The two bedrooms at either end are both dual aspect and both have high vaulted ceilings with exposed beams and timbers. The central bedroom has connecting doors to both landings and windows with views over the river and garden. It has an inset ceiling creating a loft storage area, and all three of the bedrooms have access to storage in the eaves.

The Cottage

The detached cottage in the garden overlooks the river and has a small seating area in front with several old mill stones inset in the grass. The entrance door leads into a dual aspect sitting room which has a quarry tiled floor, a vaulted ceiling and an open fireplace. The kitchen has two windows to the front and a range of units with a sink, an oven and hob, and a fridge. The bathroom has a three piece suite including a roll top bath. Stairs from the sitting room lead to a double bedroom on the first floor which has dual aspect windows and a vaulted ceiling. The sitting room also has a door to the rear which leads to a secluded garden area which extends down to the river and millpond, with views of both the waterfall and meadow.

Development Potential

In Victorian times a house was built on the land between the cottage and the river. This house remained in situ until it was demolished in 1983 and establishes a precedent for obtaining planning permission to build a similar dwelling on the site if desired.

Gardens and Grounds

The gardens are a particular feature of the property and are mainly lawned with many mature trees, including weeping willow, oak and apple trees, to screen the garden from neighbouring properties. There is a separate garden to the rear of the property which is lawned and has the river running through with access underneath the house to the original waterwheel. Windows to the rear of the property, including the basement, overlook this garden. Timber gates from the drive lead to the main garden which contains the detached cottage. The garden is laid to lawn and has several seating areas. The river runs through the garden and branches to border the meadow land on two sides. An iron and timber bridge opposite the cottage leads across the river to a wooded area.

Gardens cont'd

A further bridge, over the sluice gates, leads to the meadow and paddock land which has vehicle access via a gate from the lane behind the property. At the far end of this area the main river branches into a stream which borders the end section with another small waterfall. There was formerly a tennis court at the far end which is private and secluded and backs onto woodland. In previous years the owners have had horses on the latter section of this land.


Clophill is a picturesque Bedfordshire village with a number of local amenities including a Co-Op shop/post office, two village pubs, a pre-school and primary school, both of which are rated as Outstanding by Ofsted. Clophill is surrounded by woodland and the Greensand Ridge Walk and Greensand Cycle Way pass through the village.The area is well served by other schools, including the renowned Harpur Trust schools in Bedford, for which there is a daily bus service from the village.Clophill is approximately 4 miles from the Georgian market town of Ampthill and is within 30 minutes’ drive of Milton Keynes which has one of the largest covered shopping centres in Europe, a theatre, cinemas and extensive other leisure activities.

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