Summary - Mill Farm, Northwick Road, Pilning, Bristol BS35 4HE
Grade II listed stone farmhouse with original period features
Approximately 31.86 acres of pasture across two blocks
Two one‑bed barn conversions; existing rental income streams
Range of modern/semi‑modern farm buildings and stables
Large machinery store, hay barn and concrete yard areas
Main farmhouse requires modernisation; single bathroom in primary dwelling
Very slow broadband speeds; above‑average local crime levels
Conversion potential subject to listed consents and planning
A substantial Grade II listed stone farmhouse set within c.31.86 acres, offered as a mixed agricultural holding with strong potential for continued farming or equestrian use. The main house retains period character—exposed beams, stone walls and multiple reception rooms—while two adjoining barn conversions currently provide separate residential accommodation and rental income. The yard includes modern and semi‑modern farm buildings, stables and a large hay/machinery store, supporting practical day‑to‑day farming operations.
The property will suit buyers seeking acreage and scope: hobby farmers, smallholders, equestrian owners or investors wanting rental income and conversion potential. Several buildings and a stone store with loft present possibilities for additional accommodation or alternative uses, subject to listed‑building constraints and planning consent. The layout and substantial room count give flexibility for reconfiguration to create a larger main dwelling or to improve lettable units.
Buyers should note material drawbacks factually: the farmhouse is Grade II listed, so alterations are restricted and any conversion work will require consent. The main living accommodation requires modernisation throughout and the property offers only one bathroom in the primary residence. Practical issues include very slow broadband, above‑average local crime levels, and ongoing maintenance obligations across large grounds and multiple buildings. These factors will affect running costs and project timelines.
Overall this is a rare rural holding combining heritage character, immediate income streams and extensive paddocks. It rewards buyers prepared to manage listed‑building consent processes and undertake modernization and estate maintenance to unlock long‑term value for residential, equestrian or small‑scale agricultural use.
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