4 Bedroom Detached House with Self Contained Flat For Sale
Mill Lane, lower Moddershall, Staffordshire, ST15 8TF

Key Features

  • Rural Location in Conservation Area
  • Set in Mature Landscaped Gardens
  • Unique Grade II Listed Water Mill
  • Family Home & Self Contained Flat
  • Centrally Heated and Double Glazed
  • Wood Burning Stoves on both floors
  • Conservatory
  • Huge Potential


Austin & Roe are excited to offer For Sale this amazing property, a rare opportunity to purchase a property with a grade II listed Water Mill in the garden. Set in beautiful landscaped mature gardens, truly a hidden gem.

Currently, the property is split into a ground floor one bedroom self-contained apartment with views onto the water mill and the main household is on the floor above.

Briefly, on the ground floor is the one bedroom apartment consisting of Lounge/Dining area, Kitchen, Bedroom and En-suite Bathroom. A large Study, Storage Facility, Boiler Room and Double Garage. There is an Entrance Hallway with spiral staircase leading up to the First Floor.

The First Floor contains the main living area and features an upper hallway, a huge open-plan Lounge/Dining area with balcony and panoramic views of the gardens and watermill, a stunning modern kitchen with a huge conservatory cut into the bank. There is a Master Bedroom with En-Suite Shower Room and two further Double Bedrooms and a Family Bathroom.

The walls throughout the property have been painted in "Antique Cream".

There is great potential as a large family home with additional family accommodation on the ground floor, for a parent or teenager, a business or a holiday let. The extensive grounds and water mill may offer further development opportunities, subject to planning permission in a conservation area.

There are solar panels fitted to the roof and the property has "Rockwool" cavity. wall insulation. The loft is fully insulated and has been boarded out."


From Stone, take the Longton Road (A520) for approximately two miles and turn right onto Mill Lane, wind down the lane for a couple of hundred meters and you will find Splashy Mill on your right-hand side.

Virtual Tour

Ground Floor

Entrance Hallway

10' 0'' x 8' 0'' (3.07m x 2.44m) The property is entered via a small porchway into a hallway with a spiral staircase to the first floor and access to the Living Rooms and Bedrooms. The doors off the Entrance hallway on the left are to The Study, Double Garage, Storage Facility and Boiler Room. The doorway on the right gives access to the Apartment Living Room/Diner and access to the Apartment Kitchen and Bedroom with En-suite.


21' 3'' x 19' 1'' (6.5m x 5.82m) The huge ground floor study with views onto the beautiful mature landscaped garden and the lower pond has neutral decor, panelled ceiling, fitted carpet and a central light fitting. There are doors into the double garage and storage room with access to the Boiler Room.


15' 10'' x 7' 1'' (4.83m x 2.16m) Off the Study is this very useful storage room with door into the Boiler Room.

Boiler Room

6' 11'' x 6' 9'' (2.12m x 2.06m) The Boiler Room houses the oil fired boiler.

Apartment Living/Dining Area

25' 1'' x 15' 6'' (7.66m x 4.74m) The Apartment Living Area is neutrally decorated with fitted carpet and boasts a wood burning stove, mirrored storage units to one wall, on the opposite side is the dining area with hardwood floors and three floor-to-ceiling windows overlooking the patio area and mature landscaped garden and pond.

Apartment Kitchen

11' 10'' x 8' 5'' (3.62m x 2.57m) The Apartment Kitchen has a selection of cream wall and base units fitted with stainless steel furniture, tiled splash backs and a beech wood effect work surfaces, there is an integrated black electric hob with stainless steel extractor above and a stainless steel electric cooker below. There are also dishwasher and washing machine fitted appliances. There are ceramic tiles on the floors and the rear door opens onto a patio area with view of the Water Mill.

The Apartment Bedroom

11' 10'' x 11' 3'' (3.62m x 3.45m) The Apartment has a double bedroom with views from the two windows of the Water Mill. The Bedroom is neutrally decorated with fitted carpet has an off centre light fitting and a radiator fitted under the window, there is a door leading to the en-suite bathroom.

Apartment En-Suite

11' 7'' x 6' 5'' (3.55m x 1.96m) The En-suite Bathroom has a white suite that comprises, a double ended bath with central stainless steel mixer tap, pedestal hand basin with a matching tap, low-level WC and a fully tiled shower cubicle with the shower running off the boiler. The bathroom has half-tiled walls and a ceramically tiled floor. A heated stainless steel towel rail has been fitted and there is also a cupboard for handy storage.

First Floor

Stairs and First Floor Hallway

22' 8'' x 5' 5'' (6.93m x 1.66m) The circular stairway to the upper level opens out onto a spacious hall with doors to the spacious lounge, open plan dining area with balcony overlooking the extensive gardens and Water Mill, kitchen and bathroom, also the hallway turns into a narrower inner hallway leading to the master with en-suite and two further bedrooms.

Lounge Area

27' 9'' x 13' 5'' (8.48m x 4.09m) This extensive lounge is neutrally decorated with fitted carpet and recessed lights in the ceiling, has a modern fireplace with open coal/wood fire and huge windows offering spectacular views over the garden. There is a step up into the dining area.

Dining Area

15' 3'' x 7' 1'' (4.65m x 2.18m) The Dining Area is again neutrally decorated with hardwood polished flooring and bi-folding doors onto the balcony overlooking the water wheel a very impressive view. The side windows look onto the beautiful garden.


16' 4'' x 8' 10'' (4.98m x 2.7m) The L-shaped kitchen can be accessed from the dining area or the hallway, has a selection of modern black and cream underlit wall and base units with granite effect work surfaces fitted with a black sink and drainer with stainless steel mixer tap. There is a black range cooker with extractor and aubergine tiling to splashbacks. On the opposite side of the kitchen is a huge unit with fitted cupboards, an enormous wine cabinet and useful storage shelves. The flooring is "Amtico" tiles and there are recessed spotlights in the ceiling.


18' 6'' x 10' 9'' (5.64m x 3.29m) The huge UPVC wood effect conservatory is cut into the bank and brings outside living undercover and benefits from "Amtico" tiled flooring there are doors leading onto the upper garden at each end of the room.

Inner Hallway

18' 11'' x 2' 10'' (5.79m x 0.87m) The inner hallway leads off the main hallway and gives access to the Bedrooms, it has neutral decor and hardwood flooring.

Master Bedroom

13' 10'' x 10' 10'' (4.23m x 3.32m) The Master Bedroom is neutrally decorated with one contrast wall and benefits from fitted carpet, a double fitted wardrobe, there is a window overlooking the garden with a radiator fitted below and a door leading off into the En-Suite.

En-Suite to Master Bedroom

10' 10'' x 6' 0'' (3.31m x 1.83m) The En-suite to the Master Bedroom comprises of a white double shower unit, with raindrop shower and glass screen which has been completely tiled, there is a wash hand basin with mixer tap in a vanity unit with brown rustic style tiled splashbacks, a low-level WC and a stainless steel heated towel rail. The walls are painted white and the floors are hardwood.

Second Bedroom

14' 1'' x 10' 6'' (4.31m x 3.21m) The second double bedroom is neutrally decorated with a contrast wall, benefits from fitted carpet, has double aspect windows onto the garden and has triple fitted wardrobe to one wall.

Third Bedroom

13' 10'' x 10' 10'' (4.23m x 3.32m) The Third Double Bedroom is neutrally decorated with one contrast wall and has fitted carpet, there is one window with a view onto the garden and it is fitted with double wardrobes.

Family Bathroom

10' 10'' x 4' 9'' (3.31m x 1.45m) The Family Bathroom consists of a white suite and comprises, a pedestal wash hand basin with stainless steel mixer tap, a low-level WC and a bath with glass screen and a shower over the bath, the area surrounding the bath has been completely tiled as has the side of the bath with matching tiles, the rest of the bathroom has been half tiled. There is a stainless steel heated towel rail and the floor has ceramic tiles.


Matured Gardens and Outside Areas

The property is accessed via a driveway from Mill Lane and benefits from ample car parking space and a double garage attached to the end of the house; a variety of shrubs and trees, paved areas to sit and enjoy the gardens, a greenhouse some outbuildings and sheds surround the mill ponds that are fed by the stream higher up the valley. The entire vista is a delight to behold.

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Additional Information

Splashy Mill is one of eleven mills in the conservation area of the Lower Moddershall Valley. It was originally a corn mill built at the end of the 18th Century which was converted to a flint mill in the early 19th Century. The flint was used to supply the pottery industry until the mid 1950s when it ceased production it was in the ownership of the Aynsley Fine Bone China Company. Splashy Mill gained its name by having two opposing water wheels, one overshot and one undershot, thus the name. The water wheel makes a lovely addition to the house and grounds.

Moddershall is a small village in the Borough of Stafford, part of the Civil Parish of Stone Rural and Ecclesiastical Parish of Oulton with Moddershall. Lying to the East of the River Trent, it is roughly halfway between the city of Stoke-on-Trent and the small Canal/Market Town of Stone, with its bespoke shops and restaurants.

Modershall village is mentioned in the Doomesday Book listed as Modders Hale.

The entire Moddershall Valley is now part of a designated Conservation Area.

EPC Graph

For further information on this property please call 01785 338 570 or e-mail [email protected]

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