Cuxham Road, Watlington, Wallingford Oxfordshire, OX49 5NA

Set just outside Watlington, Watlington Mill is a remarkable former mill house offering exceptional character, privacy and potential. Surrounded by approximately 30 acres of lakes, woodland and mature gardens, this unlisted country home presents a rare opportunity to create a stunning family residence, rural retreat or live/work lifestyle property, with further scope offered by the extensive outbuildings, subject to planning.

Approached via a long private driveway with turning circle and covered entrance porch, the principal house sits beautifully within its own expansive grounds. Arranged over three floors, the accommodation is full of character, with unusual room shapes, period details and a layout that reflects the property's historic evolution.
The ground floor includes a spacious dining room, a bright and airy family sitting room with an open fireplace and direct access to the gardens and terrace, a study, an additional reception room and a charming cottage-style kitchen centred around a large open fireplace. One of the most distinctive features of the house is the original water channel, visible through a glass floor panel within the property.

Upstairs, there are five generous double bedrooms and two bathrooms, including a principal bedroom with vaulted ceilings and beautiful views across the lakes and surrounding grounds. The remaining bedrooms are arranged in a wonderfully characterful and individual layout, ideal for family living or guest accommodation.
As the property is not listed, it offers excellent flexibility for a new owner to restore, modernise or completely reimagine the internal layout to suit modern living.

Watlington Mill extends to approximately 30 acres of diverse and picturesque grounds, creating a private and peaceful setting rarely found so close to excellent transport links. Immediately behind the house is the mill lake, forming a beautiful waterside backdrop to the gardens, terraces and entertaining spaces.
Beyond this lies a substantial main lake, supporting a multitude of fauna, carp, roach, dragonflies, and set amongst areas of woodland and natural wild gardens, providing a haven for wildlife and a wonderful sense of seclusion. The grounds support an abundance of British wildlife including herons, egrets, ducks, foxes and badgers, while nearby grazing land and open countryside further enhance the rural atmosphere.
The outbuildings provide valuable additional space and considerable future potential. They could be adapted for guest accommodation, holiday lets, home offices, workshops, studios, wellness facilities or a live/work business environment, subject to the necessary consents. For buyers seeking a lifestyle property with flexibility and long-term opportunity, the estate offers exceptional scope.

Location & Amenities
Watlington Mill enjoys an enviable position just outside the charming market town of Watlington, one of Oxfordshire's most desirable small towns, set on the edge of the Chiltern Hills Area of Outstanding Natural Beauty.
Watlington offers a wonderful range of independent shops, cafes, traditional pubs, local services and highly regarded schooling, combining village charm with everyday convenience. The property is also ideally placed for commuters, with the M40 approximately 10 minutes away, providing excellent access to Oxford, London and Heathrow Airport.
The surrounding countryside offers superb walking, cycling and riding opportunities, with the nearby Chilterns providing some of the most attractive landscapes in the South East.

Distances to Nearby Towns
• Watlington — approximately 2 miles
• Thame — approximately 9 miles
• Henley-on-Thames — approximately 11 miles
• Princes Risborough — approximately 12 miles
• Oxford — approximately 18 miles
• High Wycombe — approximately 18 miles
• Reading — approximately 25 miles

Local Schools
• Watlington Primary School
• Icknield Community College, Watlington
• The Oratory School, Woodcote
• Lord Williams's School, Thame
• Magdalen College School, Oxford
• Headington School, Oxford
• Crawford House School
• Rupert House School, Henley-on-Thames
• Moulsford Prep School
• Queen Anne's School, Caversham

Local Leisure & Facilities
• The Chiltern Hills walking and cycling routes
• Watlington Sports Club
• Oxfordshire Golf Club
• Henley Golf Club
• Le Manoir aux Quat’Saisons
• Daylesford Organic Farm Shop & Cafe
• The Lambert Arms and local country pubs
• River Thames boating and riverside leisure at Henley
• National Trust countryside and estates nearby

Services, Utilities & Property Information

Mains Water Supply Sewerage - Septic Tank Gas central heating Mains Electricity Supply Mains Gas
Mobile Phone Coverage - 4G mobile signal is available in the area.
Broadband Availability - 'Ultra Fast Broadband Speed is available in the area, with predicted highest available download speed 600 Mbps and highest available upload speed 600 Mbps.'
A convenance exists in relation to any further development and building within the grounds. Tenure — Freehold
Directions - OX49 5NAwhat3words: ///agency.graceful.counts
Local Authority: South Oxford District Council. Council Tax Band: G

Viewing Arrangements
Strictly via the vendors sole agents Fine & Country

Opening Hours:
Monday to Friday - 9.00 am - 5.30 pm Saturday - 9.00 am - 4.30 pm
Sunday - By appointment only
Agent Details Tristan Batory
Title Associate Partner Office Oxford
Tel
Email tristan.