# 5 bedroom detached house for sale (DE6 1NP) ## Property Details | Key | Value | |-----|-------| | Address | Bradbourne, Ashbourne, DE6, DE6 1NP | | Price | £1,250,000 | | Bedrooms | 5 | ## Description A truly exceptional Grade II listed former water mill, dating back to circa 1625 and recognised as the oldest surviving water mill in Derbyshire. The Water Mill has been sympathetically converted into a substantial and highly distinctive residence, seamlessly blending rich historical significance with luxurious modern living. This remarkable home offers five beautifully appointed bedrooms and six bathrooms, complemented by generous living and entertaining spaces. Retaining an abundance of original features, including exposed stonework, oak beams, and preserved mill machinery, the property presents a rare opportunity to own a genuine piece of living history. Externally, the home enjoys private patio areas and beautifully landscaped surroundings, alongside the unique feature of two restored overshot waterwheels, still powered by the adjacent mill pond. Positioned on the edge of the Peak District National Park and set within circa 10 acres, this is a home that delivers both lifestyle and legacy in equal measure. Ground Floor The ground floor of this remarkable home is both unique and characterful, with a layout that reflects its historic origins. The front door opens directly into a welcoming lounge, where a full-height observatory provides a striking view into the original inner workings of the water mill, an exceptional feature where historic machinery is seamlessly integrated into everyday living. Practicality is well considered, with a ground floor WC and utility room conveniently positioned off this space. To the opposite end of the property, a staircase leads down to a superb guest suite, thoughtfully separated to provide privacy and flexibility for visiting family or guests. The observatory itself remains a true focal point, offering a rare and captivating vantage over the preserved mill workings an extraordinary space that beautifully captures the heritage and story of the building. Throughout this level, original mill workings, including the Hurst frame, gears, and millstone elements, have been carefully preserved, creating a truly immersive and unique living environment. First Floor Ascending to the first floor, you arrive at the principal living space, an inviting and atmospheric setting that forms the heart of the home. The main living room showcases exposed beams and original mill elements, offering ample space for both relaxation and entertaining. The kitchen and dining area is thoughtfully designed, providing a natural hub for everyday living and social gatherings, with direct access out to the patio, perfect for indoor-outdoor entertaining. The kitchen itself is well-appointed and sits above the site of the original brick kiln, once used to dry grain, offering a fascinating connection to the building’s past. Additional spaces include a cosy snug and a conveniently positioned study, ideal for home working or quieter moments. Second Floor The second floor hosts four generously sized bedrooms, each individually styled and offering a wonderful blend of character and comfort. The layout is thoughtfully arranged across two separate staircases, with two bedrooms accessed from each—creating a natural sense of privacy and flexibility, ideal for both family living and guest accommodation. Four of the bedrooms benefit from en-suite facilities, while the remaining are served by beautifully appointed bathrooms, all finished to a high standard. Outside The Water Mill is set within beautifully maintained grounds, offering multiple private patio areas designed for both relaxation and entertaining. These include a seating terrace to the front and a substantial BBQ and entertaining area to the rear, all enjoying picturesque views across the mill and surrounding countryside. Beneath the kitchen and accessed at the front of the property lies a store, perfect for bikes or BBQs etc, originally the basement room where an 18th century kiln still exists, it now houses the boiler and the hot water tank. The two restored overshot waterwheels are a defining feature of the property, powered by the upper mill pond if you wish to turn them, and providing a captivating visual and historical focal point. The grounds also incorporate original millstones within the landscaping, thoughtfully preserved to celebrate the site’s rich heritage. A charming jetty provides access across to the gardens, which extend to approximately 10 acres, comprising paddocks, woodland, and brookside surroundings, creating a truly idyllic setting. In addition, there is an extensive parking area, offering excellent potential for garaging or equestrian use, subject to the necessary planning permissions. Location Situated in the highly sought-after village of Bradbourne, on the edge of the Peak District National Park, The Water Mill enjoys an enviable position surrounded by rolling countryside and rich heritage. The site itself dates back significantly earlier than the current structure, with documented evidence of a mill on this land as early as the 12th and 13th centuries, and even potential links to Roman occupation due to nearby lead mining activity at Carsington. Bradbourne is a picturesque and historic village, home to a Saxon Church, All Saints and a strong sense of community, while offering excellent access to nearby market towns and the wider Peak District. Services, Utilities & Property Information: Tenure: Freehold Local Authority: Derbyshire Dales Grade II Listed Council Tax: The property has not currently been assigned a Council Tax Band - a band will be determined by the local authority upon occupation. Water: Mains Electricity: Mains Heating: Oil Drainage: Private, via sewage treatment plant Mobile Phone Coverage: Some 5G coverage is available in the area, we recommend that you check with your provider. Broadband Coverage: FFB available in the area, we recommend that you check with your provider. Total Square Footage: 3147 sq ft Special Notes: The property is subject to restrictive covenants stipulating that the property must be used as a residential dwelling. ## Property Photos - ![Photo](/listings/photos/89550930/652267) - ![Photo](/listings/photos/89550930/652269) - ![Photo](/listings/photos/89550930/652272) - ![Photo](/listings/photos/89550930/652273) - ![Photo](/listings/photos/89550930/652275) - ![Photo](/listings/photos/89550930/652278) - ![Photo](/listings/photos/89550930/652280) - ![Photo](/listings/photos/89550930/652283) - ![Photo](/listings/photos/89550930/652286) - ![Photo](/listings/photos/89550930/652291) - ![Photo](/listings/photos/89550930/652294) - ![Photo](/listings/photos/89550930/652298) - ![Photo](/listings/photos/89550930/652301) - ![Photo](/listings/photos/89550930/652304) - ![Photo](/listings/photos/89550930/652306) - ![Photo](/listings/photos/89550930/652308) - ![Photo](/listings/photos/89550930/652310) - ![Photo](/listings/photos/89550930/652312) - ![Photo](/listings/photos/89550930/652314) - ![Photo](/listings/photos/89550930/652316) - ![Photo](/listings/photos/89550930/652318) - ![Photo](/listings/photos/89550930/652321) - ![Photo](/listings/photos/89550930/652323) - ![Photo](/listings/photos/89550930/652325) - ![Photo](/listings/photos/89550930/652327) - ![Photo](/listings/photos/89550930/652328) - ![Photo](/listings/photos/89550930/652330) - ![Photo](/listings/photos/89550930/652331) - ![Photo](/listings/photos/89550930/652332) - ![Photo](/listings/photos/89550930/652333) - ![Photo](/listings/photos/89550930/652334) - ![Photo](/listings/photos/89550930/652335) - ![Photo](/listings/photos/89550930/652336) - ![Photo](/listings/photos/89550930/652337) - ![Photo](/listings/photos/89550930/652338) - ![Photo](/listings/photos/89550930/652339) - ![Photo](/listings/photos/89550930/652340) - ![Photo](/listings/photos/89550930/652341) - ![Photo](/listings/photos/89550930/652342) - ![Photo](/listings/photos/89550930/652343) - ![Photo](/listings/photos/89550930/652344) - ![Photo](/listings/photos/89550930/652345) - ![Photo](/listings/photos/89550930/652346) - ![Photo](/listings/photos/89550930/652347) ## Floorplans - ![Floorplan 1](/listings/photos/89550930/652348) - Floorplan 1 ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £488,884 (49 Detached, DE6, 2024–2026) - **Deviation:** +155.7% ## Rental Range *ONS Price Index of Private Rents (Derbyshire Dales). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £725/mo - **Realistic:** £805/mo - **Optimistic:** £886/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Peaks & Dales (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £898/mo ## 1% Rule - **Rent ratio:** 0.06% (weak for cashflow) - **Max investor price (0.8%):** £100,625 - **Target investor price (1%):** £80,500 *Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on Area rent estimate.* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 1.1% - **10y growth:** 54.4% ## House Price Index (HM Land Registry) *Official index for Derbyshire Dales; Detached series; as of March 2026.* - **1y growth (index):** 0.8% - **5y growth (index):** 20% - **10y growth (index):** 40.8% ## Flood risk - **Zone:** 1 - **Risk:** Low - **Source:** Job (default Low) [Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)