The Old Mill, Sandys Mill, Haddington, East Lothian, EH41

Historic Mill House with riverside setting, island orchard, stabling, grazing and a mini hydro scheme

Description

The Old Mill is a magnificent Category A listed converted mill house, thought to date from the mid-18th century. It occupies an enviable position on the banks of the River Tyne. The property retains many of its original features from when it was a working mill, including millstones and working gear components, which can be seen in both the first-floor sitting room and the ground-floor TV room. The original water wheel remains attached to the south elevation and still rotates when water is directed down the sluice.

The property is entered via the lower ground floor, where an internal staircase leads to the upper level, where both the kitchen and sitting room are located. The sitting room is a large and impressive space, housing the former millstones and offering wonderful views over the river, as well as access to an elevated east-facing terrace.

The kitchen (Sculleries of Stockbridge) is well appointed, with an excellent range of wall and base units, a double Belfast sink, a four-oven Aga, dishwasher, integrated freezer, boiling tap and wine fridge. A central island provides space for dining, and all worktops are finished in solid marble. A glass floor looks down into one of the old kilns

Leading off the sitting room is a corridor providing access to a laundry room, home office, two double bedrooms, and a family bathroom.

On the second floor, there are two further double bedrooms, both with en suite bath/shower rooms.

The lower ground floor would be ideal as a games room or additional sitting/TV room. It features a tiled floor, and the original mill gearing mechanisms are visible through a glass screen.

The formal garden at The Old Mill is situated to the south of the property and is bounded by the river. It comprises a large lawn, along with a number of herbaceous and shrub borders enclosed by a low stone wall. Two decked areas extend over the river and are ideal for outdoor entertaining.

Beyond the decked areas, a trellised arch leads into an orchard, which extends down to a large shed/stable building. Beyond this lies a paddock.

To the southwest of The Old Mill is an island orchard with a wide variety of productive fruit trees.

The house enjoys frontage onto the picturesque River Tyne, which is a haven for local wildlife, including herons, otters, ducks, dippers, and kingfishers to name just a few. The property also benefits from riparian fishing rights, allowing the owners to fish for non-migratory species such as trout.

The Old Mill Hydro
Adjacent to The Old Mill is a turbine house positioned above the sluice, housing a 14 kW turbine. The system benefits from a Feed-in Tariff (FIT) scheme running until March 2030.

Location

The Old Mill is situated approximately 3.5 miles to the east of Haddington, in a secluded setting on the banks of the River Tyne. The historic market town of Haddington - the hub of East Lothian - offers an excellent range of services including supermarkets, banks, leisure facilities, library and schooling. Located close by is the well- regarded private primary school The Compass, while Loretto is in close proximity in Musselburgh. All the fee paying schools of Edinburgh are a short journey away.

The surrounding East Lothian countryside offers a wide range of outdoor pursuits and is most famous for its numerous Championship golf courses, including Muirfield, Luffness, Longniddry, Archerfield, Renaissance and the West Links at North Berwick. The stunning coastline offers a range of walks with breathtaking views, as well as outdoor activities including horse riding, cycling, sailing and surfing, with the John Muir Way and the Lammermuir Hills providing excellent walking paths.

Edinburgh is extremely accessible, either by car via the A1, or by train from the commuter stations at Drem (5 miles) or Longniddry (10 miles). There is a mainline station at Dunbar (13 miles) which has a regular service to London and Edinburgh Airport is approximately 30 miles away and provides a range of both domestic and international flights. There is regular public transport to Edinburgh and surrounding towns and villages.

Square Footage: 3,157 sq ft


Acreage: 4 Acres

Additional Info

Services: Mains electricity and water. Private drainage. LPG fired central heating.
Listing: The Old Mill is category A listed.

Fixtures & Fittings: Integrated white goods, light fittings, fitted floor coverings and window fittings are to form part of the sale. Two of the sheds in the paddock will be removed prior to any sale.

Solicitors: Turcan Connell, Princes Exchange, 1 Earl Grey St, Edinburgh EH3 9EE

Rights of Way: On the north side of the property and extending through the paddock to the east is a public right of way.

Photos Taken: May 2026.

Date produced: May 2026.