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Water Run, Hitcham, Suffolk

East of England

£750,000Guide Price

Listed on 22/07/2026

Property details

Bedrooms
9
Type
Detached
Area
3291 sqft

Description

This Grade II Listed former Miller's House, nestled in approximately 3.3 acres of land, offers substantial living space of over 3,500 sq.ft. and presents a unique opportunity for renovation and investment. Originally constructed to support the adjacent mill, this Georgian residence showcases period details combined with an impressive level of versatility. The property is perfect for those looking for a large family home with additional income potential or future development prospects.

Inside, the main house features three spacious reception rooms, a farmhouse kitchen with a charming brick fireplace, a garden room, utility area, and three upper-floor bedrooms. A flexible layout includes a ground-floor reception room that could serve as a bedroom or home office. The characterful elements such as sash windows and exposed beams provide historical charm.

The detached annexe, known as The Bakery, offers independent accommodation suitable for multi-generational living or guest use. Additionally, two former one-bedroom holiday cottages bring further possibilities for rental income (subject to necessary consents). Current planning applications are in progress for transforming the barn and stable buildings into residential units.

The expansive grounds enhance the value of this property with mature gardens, specimen trees, a pond, paddocks, and traditional outbuildings. This tranquil rural setting is well-positioned near Bildeston, Hadleigh, and Stowmarket with excellent transport links to London Liverpool Street from Stowmarket.

This property is offered at auction either as a whole or in separate lots.

Investment analysis

(IP7 area)

Below Market Value

This property is priced -30.5% below area average per sq ft

-30.5%
Potential saving
This Property
£228/sq ft
Area Average
£328/sq ft

Renovation Potential

Heavy Refurb
Est. Renovation Cost
£200,000 - £300,000
Target Value
£1,187,212
10% above area average per sq ft
Potential ROI
+13.1%
After renovation
Note: Renovation cost estimates are AI-generated based on property location and general characteristics, and may not reflect actual costs.
Monthly Sales
16
Average per month
Market Turnover
7%
Properties sold annually

Local Market Trend (IP7)

Area prices are falling by -6.3% over the last 12 months
3 year growth: -7.8%
5 year growth: -2.0%
Investment Disclaimer: Analysis based on IP7 area averages and may not reflect property-specific factors like condition, exact location, or unique features. Any renovation cost estimates provided are AI-generated and should be considered indicative only. Renovation costs vary significantly based on property condition and scope of work. Always conduct professional surveys and get multiple quotes before making investment decisions.

Location

Water Run, Hitcham, Suffolk
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Mortgage calculator

£
£
£
%
%
years

Current average 2-year fixed rate is 4.45%

Current average variable rate is 6.60%

Monthly Repayments
£2,833
Based on a loan of £562,500 over 30 years at 4.45% interest

These results are estimates and are only intended as a guide. Make sure you obtain accurate figures from your lender before committing to any mortgage. Your home may be repossessed if you do not keep up repayments on a mortgage.

Stamp duty calculator

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