An exceptional Grade II* Listed mill house and watermill presented to a superb standard throughout and peacefully located in this wonderfully romantic setting.

Entrance/reception hall, drawing room, sitting room, dining room, kitchen/breakfast room, utility/boot room and cloakroom. 5 bedrooms, dressing room, 2 bathrooms and an en-suite cloakroom.

Attached four storey watermill offering superb versatility and detached annexe outbuilding with listed building and planning consent to convert.

Enchanting grounds with walled garden, mill pond with island and mill race.

Peacefully located on the River Black Bourn within walking distance of the village.

In all about 3 acres (sts).

THE PROPERTY
The Watermill is wonderfully set within its grounds overlooking its mill pond with the River Black Bourn to one boundary and is located on the outskirts of this well served and sought after village and was formerly known as Ixworth Mill and Mill House.
The property was Grade II listed in 1955 as being of special architectural or historical interest. It is believed that there has been a mill on the site since the Doomsday and the current buildings are thought to be of 17th and 18th century with medieval origins. The current owners have significantly improved and extended The Watermill accommodation in a sympathetic manor, in line with the listing so that the property is now exceptionally well presented to a high standard with the notable addition of a utility/boot room and cloakroom extension.

The Mill itself, through which the water still flows down the race, has not been in use since the 1940’s, but has been maintained, although almost untouched since that time. Much of the fabulous original character remains intact including the carving of ‘I Lowe 1800’ displayed in large letters at the base of the main upright shaft, John Lowe having been the miller at that time. Planning and listed building consent is also granted in perpetuity as works forming part of the same consent have already been initiated for further conversion and alteration of the detached single storey outbuilding to create a studio/office with two studio rooms, a kitchenette area and a cloakroom.

The house is principally of a timber frame construction with rendered, colour washed elevations under a pantile roof. The double opening front door gives access to an entrance/reception hall with stone slab flooring, raised hearth bressummer beamed fireplace alcove with inset log burning stove, doors to the reception room and through to the mill building. The stylish sitting room benefits from a high ceiling, a large sash window, shelved and cupboarded alcoves and another log burning stove fireplace. The drawing room is well proportioned with windows to both sides and views down to the river over the mill pond. This room benefits from a charming open bressummer beamed fireplace, pamment tiled flooring and steps up to the dining room. Having formerly been utilised as the kitchen this excellent room affords an oil fired Aga range cooker set into an alcove fireplace, a glazed door opens to the wonderful south facing terrace ideal for alfresco dining and entertaining with outstanding views across the mill pond and with the delightful sound of water running through the race to the side. The kitchen is stylishly presented with base units under quartz work surfaces with underset double butlers sink, integrated fridge and dishwasher and an electric range cooker with large splashback. The terracotta pamment tiled floor runs through to the utility/boot room which affords excellent storage, further work surfaces, cupboards, space for appliances and a door to the cloakroom and outside to the drive.

Two staircases give access to the first floor affording the possible arrangement of a main master suite off the dining room stairs with a spacious bedroom with high ceiling, luxurious bathroom and a walk-through dressing room, which connects to another double bedroom beyond. There are three further double bedrooms and a family bathroom with original exposed floorboards, a clawfoot bath with private views down to the river and a separate shower cubical. Two second floor rooms are interconnected and there is a cloakroom.

OUTBUILDINGS
The Mill, whilst not currently utilised for further accommodation by the house affords good opportunity and scope, subject to the relevant consents required, for use alongside this family home. The outbuilding which opens to the charming walled garden is currently arranged as a garden store, potting shed and home office, but benefits from live consent to further improve this space as a double studio/office with sliding barn door division, kitchenette area and separate cloakroom.

OUTSIDE
Approached from the old Thetford Road, a five-bar electric gated access leads to the gravelled driveway that leads past the mill, over the mill race and around to the parking and turning area to the front of the house, with a low brick and flint wall to the side, beyond which the River Black Bourn runs.

The grounds extend in all to around 3 acres with the mill pond ‘frog island’ which is accessible by punt, a charming parterre garden to the front of the outbuilding which leads to the arched access to the well-stocked wall garden with brick pathway, shrubs, flowers and climbers.

Beyond this there is a lawned area bordered by the pond and the river that gives access to the sluice gate, which the owners are responsible for and on the basis has been automated to afford reassurance for the owners.

A bridge crosses from the excellent mill pond terrace to a lawned area that extends down the far side of the mill pond and offers an interesting selection of specimen trees, including an Iron Wood and Ginkgo Biloba or Maidenhair Tree.

The peaceful and private charm of the grounds is truly remarkable and is considered by most to be a very special place with a delightful romantic air.

The millpond is home to a pair of swans, kingfishers and many other beautiful birds and wildlife.

LOCATION
The Watermill is delightfully located and enjoys a high degree of privacy, on the outskirts of Ixworth, a popular and well-appointed village located about 8 miles north east of Bury St Edmunds and is noted for its extensive facilities which include a well-stocked village store, two public houses, a restaurant, doctors surgery, police station, primary school, middle school, fish and chip shop and a fine parish church.

The property offers easy access into Bury St Edmunds along the A143 and good access to the A14 which leads to the east coast ports or west to Newmarket, Cambridge and the M11. For the rail commuter there are frequent mainline services from either Stowmarket or Diss with Stowmarket taking approximately 80 minutes into London Liverpool Street.

More comprehensive facilities can be found in the nearby cathedral town of Bury St Edmunds which offers schooling in both the public and private sectors, recreational and shopping facilities and restaurants. Cultural amenities include the impressive Georgian Theatre Royal and the Abbey Gardens both of which are home to the annual festival. The nearby centres of Newmarket, Cambridge and Ipswich are all within easy reach.