Sold STC Semi-detached

MILL COTTAGE

BAKEWELL, ASHFORD IN THE WATER, DERBYSHIRE DE45 1PZ

5 beds 4 baths 3,175 sq ft Listed 6 Nov 2025 (-208d)

£1,150,000

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# 5 bedroom semi-detached house for sale (DE45 1PZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | MILL COTTAGE, BAKEWELL, ASHFORD IN THE WATER, DERBYSHIRE DE45 1PZ |
| Price | £1,150,000 |
| Bedrooms | 5 |
| Bathrooms | 4 |
| Council tax | G |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 295 m² |
| Last sold | £650,000 Apr 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Current heating cost:** £2,196/year
- **Est. upgrade cost to C:** £18,500

### Recommendations
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3721-9058-0085-3006-0723)

## Description

This stunning five-bedroom, four-bathroom residence is a substantial and beautifully designed family home offering elegance, space and flexibility. Finished to an exceptional standard throughout, Mill Cottage is perfect for family living.

A welcoming entrance hall leads to a warm and inviting family reception room with oak flooring, a cloakroom, WC and boot room. The heart of the home is a spectacular open-plan living kitchen featuring hand-painted cabinetry, a central island, Aga, Fisher & Paykel fridge-freezer, and two arched double doors framing captivating views and opening to the rear garden. The ground floor also offers a formal sitting room with exposed beams and log-burning stove, a dining hall, utility room, WC and both side and rear lobbies.

Accessed via two staircases, the first floor provides a luxurious principal suite with dual-aspect windows, feature fireplace an en-suite bathroom with freestanding bath and separate shower. A further four double bedrooms are served by two additional bathrooms and an en-suite, all elegantly appointed. Externally, a double garage and further off-road parking complete the offering.

Located just moments from the centre of Ashford in the Water, one of Derbyshire’s most picturesque villages, this enchanting property sits in a setting as charming as it is serene. Ashford, famed for its honey-stone cottages, medieval bridge and welcoming community, lies close to Bakewell and Chatsworth, offering a perfect blend of seclusion and connectivity.

## Property Photos

- ![wisteria pic.jpg](/listings/photos/169059677/68031) - wisteria pic.jpg
- ![_MAR8304-Edit.jpg](/listings/photos/169059677/68035) - _MAR8304-Edit.jpg
- ![_MAR8117.jpg](/listings/photos/169059677/68038) - _MAR8117.jpg
- ![_MAR8076-Edit.jpg](/listings/photos/169059677/68040) - _MAR8076-Edit.jpg
- ![_MAR7894-Edit.jpg](/listings/photos/169059677/68042) - _MAR7894-Edit.jpg
- ![_MAR7814-Edit.jpg](/listings/photos/169059677/68045) - _MAR7814-Edit.jpg
- ![_MAR7844-Edit.jpg](/listings/photos/169059677/68047) - _MAR7844-Edit.jpg
- ![_MAR8019-Edit.jpg](/listings/photos/169059677/68048) - _MAR8019-Edit.jpg
- ![_MAR7980-Edit.jpg](/listings/photos/169059677/68051) - _MAR7980-Edit.jpg
- ![_MAR8150-Edit.jpg](/listings/photos/169059677/68053) - _MAR8150-Edit.jpg
- ![_MAR8374-Edit.jpg](/listings/photos/169059677/68055) - _MAR8374-Edit.jpg
- ![_MAR8410-Edit.jpg](/listings/photos/169059677/68057) - _MAR8410-Edit.jpg
- ![_MAR8174-Edit.jpg](/listings/photos/169059677/68059) - _MAR8174-Edit.jpg
- ![_MAR8212.jpg](/listings/photos/169059677/68061) - _MAR8212.jpg
- ![Saxton Mee Ashford House 0087.jpg](/listings/photos/169059677/68063) - Saxton Mee Ashford House 0087.jpg
- ![_MAR8197.jpg](/listings/photos/169059677/68065) - _MAR8197.jpg
- ![Saxton Mee Ashford House 0082.jpg](/listings/photos/169059677/68067) - Saxton Mee Ashford House 0082.jpg

## Floorplans

- ![Mill Cottage 1 page.jpg](/listings/photos/169059677/68069) - Mill Cottage 1 page.jpg
- ![Mill Cottage Ground Floor.jpg](/listings/photos/169059677/68071) - Mill Cottage Ground Floor.jpg
- ![Mill Cottage First Floor.jpg](/listings/photos/169059677/68077) - Mill Cottage First Floor.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/169059677/68079) - EE Rating

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| MILL COTTAGE, ASHFORD IN THE WATER, BAKEWELL, DERBYSHIRE DALES, DERBYSHIRE, DE45 1PZ | £650,000 | 16/04/2021 | Semi-detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| IVY HOUSE GREAVES LANE, ASHFORD IN THE WATER, BAKEWELL, DERBYSHIRE DALES, DERBYSHIRE, DE45 1QH | £670,000 | 14/12/2022 | Semi-detached |
| CHRISTMAS COTTAGE GREAVES LANE, ASHFORD IN THE WATER, BAKEWELL, DERBYSHIRE DALES, DERBYSHIRE, DE45 1QH | £487,500 | 06/07/2022 | Semi-detached |
| 2 CHERRY CLOSE, ASHFORD IN THE WATER, BAKEWELL, DERBYSHIRE DALES, DERBYSHIRE, DE45 1QE | £400,000 | 04/04/2022 | Semi-detached |

**Area average:** £519,167 (3 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £439,083 (6 Semi-detached, DE45, 2024–2026)
- **Deviation:** +161.9%

## 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 Sheffield (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £947/mo

## 1% Rule

- **Rent ratio:** 0.07% (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.*

## Price per Square Metre

- **£/m²:** £3,898/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 17.1%
- **10y growth:** 6.4%

## House Price Index (HM Land Registry)

*Official index for Derbyshire Dales; Semi-detached series; as of February 2026.*

- **1y growth (index):** 4.6%
- **5y growth (index):** 22%
- **10y growth (index):** 48.2%

## 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)

wisteria pic.jpg _MAR8304-Edit.jpg _MAR8117.jpg _MAR8076-Edit.jpg _MAR7894-Edit.jpg _MAR7814-Edit.jpg _MAR7844-Edit.jpg _MAR8019-Edit.jpg _MAR7980-Edit.jpg _MAR8150-Edit.jpg _MAR8374-Edit.jpg _MAR8410-Edit.jpg _MAR8174-Edit.jpg _MAR8212.jpg Saxton Mee Ashford House 0087.jpg _MAR8197.jpg Saxton Mee Ashford House 0082.jpg

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Property details

Tenure

FREEHOLD

Floor area

295 m²

Council tax band

EPC rating

Year built

England and Wales: 1967-1975

Last sold

£650,000 Apr 2021

Price per m²

£3,898/m²

Local average

£439,083 (+161.9%)

Deprivation

Decile 7 (23,602 of 33,755)

Street crime

3 incidents within 1 mile (Mar 2026)

Key features

A stunning five bedroom/four bathroom residence
Beautifully designed offering elegance, space and flexibility
Finished to an exceptional standard throughout
Perfect for family living
Double garage and excellent off road parking
Superb open plan dining kitchen with Aga and arched double doors opening to the rear gardens
Master bedroom with en suite bathroom with freestanding bath
Within a truly magical setting offering a place of tranquillity and natural beauty
On the edge of the highly sought after village of Ashford in the Water
Viewing: Bakewell Office

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Parking: Off street
Garden: Yes
Restrictions: Yes
Flooded in last 5 years: No

Description

Set in a truly magical position on the edge of the highly sought-after village of Ashford in the Water, Mill Cottage is situated within the Ashford Mill Estate, a hidden oasis and place of utter tranquillity, natural beauty and remarkable heritage.

This stunning five-bedroom, four-bathroom residence is a substantial and beautifully designed family home offering elegance, space and flexibility. Finished to an exceptional standard throughout, Mill Cottage is perfect for family living.

A welcoming entrance hall leads to a warm and inviting family reception room with oak flooring, a cloakroom, WC and boot room. The heart of the home is a spectacular open-plan living kitchen featuring hand-painted cabinetry, a central island, Aga, Fisher & Paykel fridge-freezer, and two arched double doors framing captivating views and opening to the rear garden. The ground floor also offers a formal sitting room with exposed beams and log-burning stove, a dining hall, utility room, WC and both side and rear lobbies.

Accessed via two staircases, the first floor provides a luxurious principal suite with dual-aspect windows, feature fireplace an en-suite bathroom with freestanding bath and separate shower. A further four double bedrooms are served by two additional bathrooms and an en-suite, all elegantly appointed. Externally, a double garage and further off-road parking complete the offering.

Located just moments from the centre of Ashford in the Water, one of Derbyshire’s most picturesque villages, this enchanting property sits in a setting as charming as it is serene. Ashford, famed for its honey-stone cottages, medieval bridge and welcoming community, lies close to Bakewell and Chatsworth, offering a perfect blend of seclusion and connectivity.

Listed by

Bakewell

Saxton Mee

Reference: 169059677

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 17/05/2023

Current heating cost: £2,196/year

Potential heating cost: £1,345/year

Est. upgrade cost to C: £18,500

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (solid floor) (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Mill Cottage 1 page.jpg

Mill Cottage Ground Floor.jpg

Mill Cottage First Floor.jpg

EPC Graphs

EE Rating

Price history

Event	Date	Price	% change
Sold	16/04/2021 (5 years ago)	£650,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
IVY HOUSE GREAVES LANE, ASHFORD IN THE WATER, BAKEWELL, DERBYSHIRE DALES, DERBYSHIRE, DE45 1QH	£670,000	14/12/2022	Semi-detached
CHRISTMAS COTTAGE GREAVES LANE, ASHFORD IN THE WATER, BAKEWELL, DERBYSHIRE DALES, DERBYSHIRE, DE45 1QH	£487,500	06/07/2022	Semi-detached
2 CHERRY CLOSE, ASHFORD IN THE WATER, BAKEWELL, DERBYSHIRE DALES, DERBYSHIRE, DE45 1QE	£400,000	04/04/2022	Semi-detached

Area average: £519,167 (3 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 17.1%

10y growth 6.4%

House Price Index (HM Land Registry — official index, not sold-price averages): Derbyshire Dales. Series: Semi-detached. As of February 2026.

1y (index) 4.6%

5y (index) 22%

10y (index) 48.2%

Rental Range

Estimated market rent for Derbyshire Dales. Low = conservative, Realistic = average, Optimistic = best case.

Low £725/mo

Realistic £805/mo

Optimistic £886/mo

Based on Local Authority from postcode lookup → Derbyshire Dales.

LHA (30th percentile) floor for Sheffield: £947/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View DE45 1PZ

Address

Mill Lane

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Ashford-in-the-Water (Ashford Mill)	0.1 miles
Shop	Ashford General Store	0.2 miles
Shop	Aldi	0.8 miles
Hospital	Newholme Hospital	1.3 miles
University	Cliff College	4.2 miles
Train station	Unknown	5.1 miles
Train station	Rowsley South	5.1 miles
Hospital	Whitworth Hospital	7.3 miles
University	University of Derby	9.0 miles

Street-level crime

Category	Count
Burglary	1
Drugs	1
Violence and sexual offences	1
Total incidents	3

Within 1 mile during Mar 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
St Anselm's School	Other	1.1 miles	— (No rating)
Bakewell CofE Infant School	Primary	1.3 miles	Good — 17 Sep 2023
Longstone CofE Primary School	Primary	1.4 miles	Good — 22 Nov 2013
Lady Manners School	Secondary	1.4 miles	Good — 21 May 2020
Bakewell Methodist Academy	Primary	1.6 miles	Requires improvement — 14 Oct 2021

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.07%

Max investor price (0.8%) £100,625

Target investor price (1%) £80,500

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).

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