Station Road, Fladbury, WR10

An exceptional riverside home occupying approximately 1.25 acres in the heart of one of Worcestershire’s most sought-after villages, with private woodland, extensive River Avon frontage, a comprehensively reconstructed private mooring, self-contained annexe and further approved potential.

Waterway House is a genuinely rare proposition. Set discreetly off Station Road in the picturesque village of Fladbury, the property combines substantial and versatile family accommodation with an extraordinary riverside setting, while remaining remarkably well connected to Pershore, Evesham, Worcester and the wider Cotswolds.

The house has evolved considerably over the years and has been further enhanced by the current owner. Recent improvements include three new bathrooms, air conditioning to the bedrooms and significant investment into the property’s riverside infrastructure, most notably the comprehensive reconstruction and upgrading of its private mooring.

The accommodation is substantial, light and exceptionally flexible. At the heart of the house is a generous kitchen and breakfast room, complemented by a series of reception spaces overlooking and opening towards the gardens. Together they provide ample room for both everyday family life and larger-scale entertaining, while the configuration of the house lends itself equally well to home working, children’s spaces and guest accommodation.

The bedroom accommodation is equally generous, with well-proportioned double bedrooms and beautifully updated bathroom facilities. Air conditioning has been installed within the bedrooms, providing an increasingly desirable addition during the warmer months.

A particularly valuable feature is the self-contained one-bedroom annexe incorporated within the property. This provides excellent independent accommodation for extended family, guests or an au pair and gives Waterway House a level of flexibility that will appeal to a wide variety of buyers.

There is also significant scope to take the property considerably further.

Planning permission was granted in 2025 for a substantial single-storey and first-floor extension to the rear of the existing house, providing an incoming purchaser with the opportunity to further enlarge and enhance the accommodation should they wish. Separately, a Certificate of Lawfulness has been granted for a proposed outbuilding incorporating a swimming pool and home gym, adding another exciting dimension to the property’s future potential.

It is outside, however, where Waterway House becomes particularly special.

The grounds extend to approximately 1.25 acres and create a wonderful transition from the more formal gardens immediately surrounding the house towards a natural riverside landscape.

Beyond the main garden lies an enchanting area of private woodland, giving the property an exceptional degree of privacy, character and connection with its surroundings. Subject to obtaining any necessary consents, the woodland may also offer an incoming owner the opportunity to explore additional lifestyle uses in the future, perhaps in the form of a woodland cabin or ancillary accommodation.

The grounds continue all the way to the River Avon, where Waterway House enjoys extensive river frontage together with fishing rights and its own private mooring. The mooring has been comprehensively reconstructed and upgraded by the current owner, creating an outstanding facility from which to enjoy the river, whether for boating, paddleboarding, fishing or simply spending an afternoon beside the water.

The setting becomes even more compelling when combined with the recreational facilities immediately surrounding the property. Fladbury Cricket Club and the village tennis courts sit alongside, creating an almost unique village lifestyle where cricket, tennis and the River Avon are quite literally on the doorstep.

There is extensive off-road parking to the front of the property together with an integral double garage.

Fladbury is widely regarded as one of Worcestershire’s most attractive and desirable villages, positioned on the banks of the River Avon between Pershore and Evesham.

At its heart is an active and welcoming village community, with historic architecture, a church, public houses and a range of clubs and recreational facilities. The adjoining cricket ground and tennis courts are particularly convenient to Waterway House, while the river and surrounding countryside provide wonderful opportunities for walking, cycling, fishing, boating and enjoying the outdoors.

The nearby Georgian market town of Pershore provides an excellent range of independent shops, cafés, restaurants and everyday amenities, while Evesham offers a further comprehensive selection of facilities.

The area is also well placed for access to Worcester, Stratford-upon-Avon, Cheltenham and the North Cotswolds, with road and rail connections providing access towards Oxford, Birmingham and London.

Waterway House offers a combination that is increasingly difficult to find: a substantial family home, approximately 1.25 acres, private woodland, genuine River Avon frontage and a private mooring, independent annexe accommodation, village sporting facilities immediately alongside and considerable further approved potential.

For someone looking for a home where the setting and lifestyle are every bit as important as the house itself, Waterway House is a remarkable opportunity.

EPC Rating: C