* Freehold
* Stunning property including former Mill Tower.
* Panoramic views overlooking the beautiful Norfolk countryside.
* Successful Bed & Breakfast business with turnover in excess of £80, 000 in 2022, with opportunities to increase revenue quickly.
* Recently refurbished guest accommodation with modern en - suites, UPVC double glazed windows and spacious double bedrooms.
* Situated in a quiet and peaceful location, with easy and quick access to Dereham town centre.
* Perfect investment for live - in owners or an extension of an existing hospitality business
* Potential conversion to an amazing and unique family home.
* Located close to a range of pubs, restaurants, bars and shops in Dereham.
* Rooms available within the Bed & Breakfast for customers with mobility issues.
* Able to cater for all types of guests including tourists and business people.
Stunning former flour mill with successful Bed & Breakfast business, situated
in the heart of Norfolk’s beautiful countryside.
**Yaxham Mill, Yaxham, Norfolk**
Paul Hubbard Commercial are delighted to present this stunning and unique
property, situated right in the heart of Norfolk’s beautiful countryside.
The property consists of a breath - taking former windmill stretching across 6
stories, and a connecting 6 bedroom bed and breakfast across two floors.
Built in 1860, the mill tower was used for over 60 years to provide flour to
the neighbouring bakery, however due to a downturn in the industry it was
closed down in the 1920’s, and has since been converted into accommodation.
The tower is almost 50 feet tall, and boasts incredible panoramic views from
all of the windows across the 6 floors. This could provide a fantastic 3
bedroom home for an owner operator, or could be included in the rental
accommodation, allowing guests to enjoy a memorable stay in one of the most
unique properties in the area.
The tower has had significant renovations since the new owner took over
including new windows being installed throughout, and the whole tower being
re - rendered in the summer of 2022.
Alongside the mill tower is a successful bed and breakfast set across two
floors. The property has been extensively refurbished since the current owner
purchased it, with each of the 6 rooms including modern en - suite bathrooms,
flat screen TVs, comfortable double beds, tea and coffee making facilities and
beautiful views across the rural landscape.
The property is in the process of being split up, so is available to purchase
as:
The mill tower, garden and 2 parking spaces: £270, 000.
The B&B only, which is 6 bedrooms with en - suites, the rear courtyard and 6
parking spaces: £225, 000.
Both the mill tower, B&B, gardens, courtyard and 8 parking spaces: £475, 000.
The property is located in a quiet area with countryside all around, however
it is a 5 minute trip into the nearest town, Dereham, where there are a range
of bars, pubs, restaurants and shops for the guests to enjoy. Dereham is a
popular market town and host events throughout the year which bring in a lot
of people from outside the county, and naturally that benefits the local
hotels and bed & breakfasts in the area such as Yaxham Mill.
Despite being closed for 3 months during the pandemic, the business itself
generated a turnover of £65, 000 for the year ending December 2021 with a gross
profit of £25, 000. Turnover for 2022 is just over the £80, 000 mark, however
this is purely for the bed and breakfast and no income has come from the mill
tower, meaning a significant uplift in revenue could be generated by the new
owner if they choose to make use of this part of the site.
Full accounts information can be provided upon request.
**Property Description**
The Mill Tower:
Ground Floor - Upon entering the property, you are presented with a small
reception room with doors leading to a laundry room, stairs leading to the
first floor and the ground floor breakfast area/kitchen. The laundry room
includes a variety of white goods, a hot water boiler and space for storage.
The breakfast room includes beautiful wooden beams throughout, a seating area
for guests, a modern commercial kitchen with stainless steel work counters and
equipment and a upvs double glazed window and rear door leading to the garden
area.
First Floor - The first floor acts as the main breakfast area, with a range of
wooden tables and chairs for guests, exposed wooden beams throughout, wood
effect flooring, a UPVC double glazed door with Juliet balcony looking out to
the rear garden area, facilities for toast and cereal, wooden storage units
for cutlery and crockery, and wooden spiral stairs leading to the second
floor.
Second Floor - Fitted kitchen with a variety of wooden work surfaces, storage
cupboards, electrical appliances such as a fitted hob, a double oven, overhead
extraction unit, stainless steel sink with drainer, splashback tiles and space
for various white goods including a dishwasher, tumble dryer, fridge and
freezer, and wooden stairs leading to the third floor. There is a door leading
to a modern bathroom with a ceramic pedestal basin, ceramic toilet, panelled
bath, airing cupboard and tiled flooring.
Third Floor - Double bedroom with wood effect flooring, UPVC double glazed
windows, and a staircase leading to the fourth floor.
Fourth Floor - Double bedroom with carpet flooring, UPVC double glazed windows
and wooden ladder steps leading to the fifth floor.
Fifth Floor - Double bedroom with carpet flooring and UPVC double glazed
windows.
Although various works such as re - rendering and window replacement have taken
place on the mill tower, some additional work would be required before the new
owner would be in a position to rent it out as an additional holiday home, and
this has been reflected in the asking price for the property.
Bed & Breakfast Accommodation:
Ground Floor - 3x double bedrooms with carpet flooring, UPVC double glazed
windows, beautiful local photography, comfortable double beds, flat screen
TVs, tea and coffee making facilities, storage cupboards and modern en - suite
bathrooms. Bathrooms include a walk - in shower, tiled flooring and walls, a
ceramic pedestal hand wash basin and toilet, and a stainless steel heated
towel rack. The first bedroom upon entry includes a newly adapted wet room to
cater for guests with mobility issues.
First Floor - 3x double bedrooms with carpet flooring, UPVC double glazed
windows, beautiful local photography, double beds, flat screen TVs, tea and
coffee making facilities, storage cupboards and modern en - suite bathrooms.
Bathrooms include a walk - in shower, tiled flooring and walls, a ceramic
pedestal hand wash basin and toilet, and a stainless steel heated towel rack.
Outside - To the front of the property is a driveway, going past a popular and
successful Indian restaurant. There is also a small car park available for
guests of Yaxham Mill to the front of the property. To the rear is a beautiful
private garden enclosed by wooden fencing. There is also a large wooden
summerhouse, which could be used as an additional breakfast room, meeting room
or simply open for guests to make use of during the summer months.
Please note that part of the property adjoining to the B&B was sold separately
by the previous owner, and is currently being used as residential
accommodation. There is a small courtyard area which is included in this,
however we are happy to provide further details on this whenever required.
**Location**
Yaxham is a village and civil parish in centre of the English county of
Norfolk. The parish includes the village of Yaxham, together with the
neighbouring community of Clint Green. Together, they lay some 2 miles (3. 2
km) south of Dereham and 20 miles (32 km) west of Norwich.
The civil parish has an area of 6. 64 km2 (2. 56 sq mi) and in the 2001 census
had a population of 677 in 290 households, the population increasing to 722 in
340 households at the 2011 Census.
Yaxham railway station in the village is on the Mid - Norfolk Railway, a
heritage railway running between the historic market towns of Wymondham and
Dereham. The Yaxham Light Railway can also be found adjacent to the railway
station.

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