The Rivermill Tavern, School Lane Eaton Socon, St Neots, Cambridgeshire, PE19 8GW

The Rivermill is an attractive and highly distinctive detached pub and restaurant occupying a prominent waterside position overlooking the River Great Ouse, Eaton Socon Lock and the adjacent marina. Believed to date from 1847, as evidenced by the original date stone within the front elevation, the property was originally constructed as a flour mill for Jordan and Addington, with milling operations continuing until the 1950s. Subsequently converted to hospitality use, the building retains considerable period character and forms one of the area's most recognisable riverside landmarks.

Arranged over three storeys beneath a pitched tiled roof, the property provides substantial accommodation with elevations overlooking both the river and marina. The historic mill building combines traditional architectural features with an impressive waterfront setting, creating a destination venue of considerable character and appeal.

The Rivermill occupies a stunning riverside position on the banks of the River Great Ouse at Eaton Socon, St Neots, one of Cambridgeshire's most established and affluent market towns. Situated on School Lane and overlooking both the river and the adjacent marina, the property benefits from a picturesque waterside setting whilst remaining within easy reach of St Neots town centre, the A1 trunk road and direct rail services to London King's Cross from St Neots railway station. The location successfully combines the charm and tranquillity of a countryside riverside environment with excellent connectivity to the wider region.

The River Great Ouse is one of the UK's principal navigable inland waterways, providing extensive cruising routes through Bedfordshire, Cambridgeshire and Norfolk and attracting a strong boating and leisure market throughout the year. Positioned immediately adjacent to Eaton Socon Lock, The Rivermill enjoys a prominent waterfront location and has established itself as a popular destination for boaters, local residents and visitors alike. The property's attractive marina frontage, extensive outdoor seating areas and picturesque river views make it a well-known hospitality venue within the local area and wider boating community.

Located within walking distance of the St Neots campsite, the footpath starts at the pub and provides a direct route to the site. This has been instrumental in attracting additional customers to the pub, generating increased revenue throughout the peak season.

The River Mill is arranged over three floors and provides a range of characterful trading areas, ancillary accommodation and extensive external customer facilities.
The ground floor is centred around a welcoming main bar and dining area accommodating approximately 30 covers. Access is provided via customer entrances from both the front elevation and the side of the building. A substantial central bar servery serves the principal trading space, with customer WC facilities conveniently located nearby. Staff access is provided directly to the commercial kitchen, whilst doors from the trading area lead onto the external decking overlooking the river and marina.
The commercial kitchen is comprehensively fitted with a range of catering equipment and benefits from a substantial extraction canopy together with dedicated food preparation, storage and ancillary areas. Additional back-of-house accommodation includes a ground floor cellar, office accommodation and various stores.
The first floor is accessed via an attractive open staircase rising from the main bar and provides the principal restaurant accommodation. This impressive dining space is furnished with tables and chairs to accommodate approximately 70 covers and benefits from its own dedicated bar servery, currently utilised as a cocktail bar, creating a versatile area suitable for dining, private functions and events.
A former one-bedroom staff flat located at first-floor level has been incorporated into the operational areas of the business and is presently utilised as ancillary accommodation, including food preparation facilities, associated stores and a chef's office.
The second floor, accessed independently via its own entrance from the front elevation, was previously utilised as office accommodation and is currently vacant. This space presents an attractive opportunity for alternative commercial use or conversion to letting accommodation, subject to any necessary consents, offering scope to generate additional income and further enhance the overall profitability of the business.

Fixtures and fittings to be included in the sale, a full inventory will be provided.

The property benefits from connections to mains electricity, gas and drainage. In addition, a hydro-electric turbine and associated plant are located beneath the decking area on the western side of the building. The system generates sufficient renewable energy to meet the pub's electricity requirements, providing a sustainable and cost-effective source of power.

The River Mill's external facilities represent one of the property's most attractive features and contribute significantly to its destination appeal.
Immediately adjoining the building is an extensive decked terrace enclosed by timber balustrading and enjoying superb views across the marina and River Great Ouse. Further decking is provided to the rear of the property, creating attractive outdoor seating areas directly accessible from the trading accommodation.
To the front of the premises is a substantial gravelled terrace overlooking the mill pond, marina and moorings. During the summer months, this area is laid out with picnic benches and outdoor furniture to provide seating for approximately 100 customers, creating an exceptional setting for alfresco food and beverage sales.
The external trading areas are complemented by a dedicated outdoor cooking station incorporating a wood-fired pizza oven and smoker, enhancing the venue's catering capability and offering potential for seasonal events and specialist food offerings.
The site also benefits from customer parking for approximately 15 vehicles, together with a further area capable of accommodating an additional 4/5 vehicles when not utilised for customer seating. A separate service access and walkway to the rear of the building provides practical access for deliveries and operational requirements.

In addition to The River Mill, the vendors also own the adjoining residential property, which is being marketed separately alongside Rivermill Marina, with the potential for all three assets to be acquired as a single package.
This beautifully refurbished period residence, believed to be approximately 180 years old, offers spacious and versatile family accommodation in an attractive waterside setting. Finished to a high standard throughout, the property successfully combines historic character with contemporary living and briefly comprises:

Open-plan kitchen, dining and family living area
Adjoining boot room and workshop
Impressive formal dining room
Separate utility room
Six well-proportioned bedrooms, two of which are currently utilised as a home office and cinema room
Three contemporary bathrooms, together with a ground floor cloakroom/WC
Generous balcony providing an excellent space for outdoor seating and entertaining.

More information on both the marina & residential property are available on request.

The River Mill is a well-established, food-led pub and restaurant that has been successfully operated under the current ownership and managed on a day-to-day basis by an experienced management team. Over many years, the business has developed an excellent reputation throughout St Neots and the surrounding area, benefiting from its unique waterfront setting, strong local following and established customer base.
The business is now offered for sale due to the owners' forthcoming retirement, presenting an exceptional opportunity to acquire a thriving hospitality venue with a proven trading history. Further enhancing the long-term prospects of the business, The River Mill is located approximately 10 miles from the proposed Universal United Kingdom Resort in Bedfordshire, a landmark leisure and tourism development expected to attract millions of visitors annually and generate significant economic investment across the region. This major development has the potential to increase visitor numbers, strengthen tourism demand and create further opportunities for growth.
The River Mill offers significant scope for an incoming operator to build upon the strong foundations already established, further increasing turnover and profitability. The opportunity is likely to appeal to experienced licensed and hospitality operators seeking a high-profile destination venue with established trade, an enviable riverside setting and considerable future growth potential.

The business is operated by an experienced team of staff, all of whom are expected to transfer to the purchaser in accordance with the Transfer of Undertakings (Protection of Employment) Regulations (TUPE).

The business generated a turnover of approximately £773,000 for the year ending December 2025, consistent with the level of trade achieved over recent years and reflecting the strength of its established customer base and trading position. Further financial and trading information is available to genuinely interested parties following a viewing.

Monday: Thursday: 9:00am – 9:00pm
Friday: Saturday: 9:00am – 10:30pm
Sunday: 10:30am – 7:00pm

Freehold

The property is a Grade II Listed building situated within the Eaton Socon Conservation Area. The property is subject to certain vehicular and pedestrian rights of way. We understand that the Environment Agency benefits from vehicular access rights over the private roadway to the front of the property for maintenance and access to Eaton Socon Lock, whilst members of the public utilise the route to access adjoining riverside footpaths along the River Great Ouse. Vehicular access is otherwise restricted and principally serves the house and marina. Prospective purchasers are advised to satisfy themselves as to the extent and nature of these rights through their legal advisers. The local authority is Huntingdonshire District Council.

Current rateable value (1 April 2026 to present) £53,000

Premises License