Hilborough, Thetford
- Land size
- 7.9 acres
- Bedrooms
- 6
- Bathrooms
- 5
Key Features
- Grade II* listed former water mill originally built in 1819, set within a plot of approximately 7.9 acres
- Striking interior details including Norfolk stone tiles, an Adam-style stone fireplace, and a unique glass floor feature revealing the mill race and wheel beneath.
- Over 4,000 square feet of flexible accommodation, featuring a central mill room that retains the original 1819 machinery.
- Fully compliant 35-panel solar array producing up to 13KWh and delivering an average annual generation of 9,000KWh.
- Comprehensive energy infrastructure including a Tesla Powerwall 2, Tesla Gateway 2, and a Generation 3 Tesla EV charger.
- Documented third-floor attic space with formal architectural feasibility options for development into an in-house cinema, playroom, or studio.
- Highly versatile layout including a triple-aspect sunroom and multiple wings, offering distinct potential for self-contained multi-generational living.
- Substantial grounds encompassing a mill stream, water meadows, mature fruit trees, and a former tennis court currently utilised as an apiary.
- Wide range of outbuildings providing a garden room, potting shed, greenhouse, stable block, and garaging.
- Accessible rural location positioned just 13 minutes from Brandon station, offering rail links to Norwich, Cambridge and onward to London.
Description
A rare combination of Grade II* listed heritage and highly efficient modern infrastructure.
Standing in approximately 7.9 acres of water meadows and arable land, this 1819 former water mill was comprehensively restored in 2004 and offers versatile accommodation spanning over 4,000 square feet.
Crucially, the property has been significantly future-proofed against modern running costs through the installation of a fully G99 compliant 35-panel solar array producing up to 13KWh of energy and generating an average of 9,000KWh annually.
This sustainable infrastructure is further supported by a Tesla Powerwall 2, a Tesla Gateway 2, and a Generation 3 Tesla EV charger, effectively mitigating the operational expenditures traditionally associated with historic homes.
Beyond the current generous living spaces, which include a gracious drawing room, a bespoke kitchen, and a central mill room retaining original 1819 machinery, the property offers documented scope for further enhancement.
The third-floor attic space presents a substantial footprint with considerable potential for development into an in-house cinema, playroom, or art studio, supported by a formal feasibility study detailing viable design approaches that respect the historic fabric.
Externally, the grounds encompass a secluded courtyard, a mill stream patio, an apiary, and versatile outbuildings including a garden room, greenhouse, and garaging, presenting a complete, energy-efficient rural estate perfectly equipped for immediate occupation.
Map Location
Property details
- Tenure
- Freehold
- Council Tax Band
- G
- Date Posted
- 2026-06-18
Market Value Analysis
Compared with 226 Homes with Land listings in East Anglia (5+ acres).
Utilities & Restrictions
Utilities
- Electricity
- Mains
- Water
- Ask Agent
- Heating
- Underfloor Heating
- Broadband
- Ask Agent
- Sewerage
- Ask Agent
Rights & Restrictions
- Public Rights of Way
- Ask Agent
- Private Rights of Way
- Ask Agent
- Listed Property
- Ask Agent
- Restrictions
- Ask Agent
Listed status, conservation areas and planning constraints for this location are in the full report.
Property Features
- Accessibility
- Ask Agent
- Parking
- Garage
- Garden
- Patio
Beyond the particulars: planning activity, flood history, heritage and ground risks, checked for this exact spot.
Connectivity
Broadband
Fastest speed available at this postcode
80 Mbps
Superfast
Suitable for
- HD streaming
- Video calls
- Web & social
Mobile signal
Outdoor predictions; indoor signal depends on building materials.
Ofcom Connected Nations postcode-level predictions. Speeds and signal are modelled, not measured, and vary between addresses and providers.
Signal is the easy part. Planning activity, flood history and protected designations here are in the full report.
Nearest Schools
Primary
- Gooderstone Church of England Primary Academy4 milesNo Ofsted rating
- Ages
- 3 to 11
- Pupils
- 56
- Type
- Academy converter
- Faith
- Church of England
- Mundford Church of England Primary Academy4.2 milesNo Ofsted rating
- Ages
- 3 to 11
- Pupils
- 239
- Type
- Academy converter
- Faith
- Church of England
- The Norman Church of England Primary School, Northwold4.7 milesOfsted: Good
- Ages
- 2 to 11
- Pupils
- 101
- Type
- Academy converter
- Faith
- Church of England
- Ashill Voluntary Controlled Primary School4.9 milesOfsted: Good
- Ages
- 4 to 11
- Pupils
- 109
- Type
- Voluntary controlled school
- Faith
- Church of England
- Swaffham CofE Primary Academy4.9 milesOfsted: Good
- Ages
- 2 to 11
- Pupils
- 215
- Type
- Academy sponsor led
- Faith
- Church of England
Secondary
- The Nicholas Hamond Academy5 milesOfsted report card · Mar 2026
- Ages
- 11 to 16
- Pupils
- 710
- Type
- Academy sponsor led
- Wayland Academy5.8 milesOfsted: Good
- Ages
- 11 to 16
- Pupils
- 564
- Type
- Academy converter
- Iceni Secondary Academy6.2 milesOfsted: Requires improvement *
- Ages
- 11 to 16
- Pupils
- 555
- Type
- Academy sponsor led
- Breckland School9.5 milesNo Ofsted rating
- Ages
- 11 to 16
- Pupils
- 615
- Type
- Free schools
- The Thetford Academy10 milesOfsted: Good
- Ages
- 11 to 19
- Pupils
- 1,398
- Type
- Academy sponsor led
* Latest graded judgement covers quality of education only; no overall grade was issued under the 2024-25 inspection framework.
Distances are straight-line from the advertised location. Source: the national school registers (DfE, Welsh Government, Scottish Government) and Ofsted.
Schools are just the start: sold prices nearby, planning activity and any flood history are in the full report.
Amenities
Supermarket
GP surgery
Pharmacy
Hospital
Straight-line distances from the advertised location. Sources: NHS records, Geolytix supermarket locations, OS Open Greenspace and the national trails registers.
The area stacks up? Now check the location itself: planning nearby, protected designations and past flooding.
Getting Around
Nearest station
Nearest bus stop
Typical drive times
Straight-line distances from the advertised location; drive times are typical free-flow times over OpenStreetMap road data, so allow more at peak. Public transport locations from DfT NaPTAN.
Easy to reach matters. So do planning activity, flood history and ground risks: all in the full report.
Flood Risk
From Environment Agency flood map open data, checked around the advertised map pin and allowing for the listed acreage where known. This summary comes from LandSale, the advertising platform, not from the listing agent, and is not part of the agent's particulars. Risk can vary across a single holding, so verify anything critical through your own searches before committing.
Rivers and the sea
Surface water
These bandings are the summary. Where this location sits on the flood maps, plus planning activity, heritage and ground risks, is in the full report.
Important notice: Information, maps and tags on this page are drawn from the advertising agent's marketing materials or generated automatically. LandSale has not verified them. Relying on these details is at your own risk, always carry out independent checks before committing to a purchase.
LandSale full disclaimer
Marketing information only - not formal particulars. The details on this website are provided for general guidance and do not constitute an offer or contract. Neither LandSale nor the advertising estate/land agent accepts responsibility for any inaccuracy.
1. Source of information
- Listing content: Core description, asking price, tenure, measurements, photographs and planning history originate from the marketing materials of the advertising estate or land agent. LandSale does not author this content and cannot guarantee its accuracy.
- Automated tags & categorisation: Property type, land-use class, acreage bands and similar labels may be applied by machine-learning models. They are intended as a helpful guide only and may not reflect the property's legal status or permitted use.
- Third-party & enriched data layers: Maps, boundary outlines, planning designations, soil reports, broadband coverage and other environmental or location-based insights are licensed from external suppliers. Such data are supplied “as is", may be incomplete or out of date and are subject to change without notice.
2. Verification required
Prospective purchasers must verify critical matters, including but not limited to planning permission, title boundaries, public rights of way, environmental constraints, acreage, services, access and VAT status, through their own inspections, specialist surveys, legal advisers and the selling agent before relying on the information or entering into any contract.
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© LandSale | Version 1.3 - August 2026
Listing agent
Exquisite Home, Cambridge
St. Johns Innovation Park, Cowley Road, Cambridge, CB4 0WS
Contact Exquisite Home, Cambridge
St. Johns Innovation Park, Cowley Road, Cambridge, CB4 0WS
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