A detached former Mill House in need of renovation located near the coast, with reputed links to Tolken's Two Towers.

This wonderful property occupies a distinctive position in the Holderness coastal area and is also reputed to be part of the inspiration for one of Tolkien’s two Towers. It comprises of a former mill house, the adjacent cottage (both now combined as one), a range of outbuildings and the base of an historic mill tower from which it takes its name. The property is surrounded by spacious grounds with panoramic views in all directions from its elevated position. The property is comprised of two titles, though the cottage and house have been occupied as one for some time. It will require significant renovation, but the combination of its position, character and space, along with the potential connection to such an icon of English literature, and now the silver screen, is likely to have wide appeal. The property is not listed. The Tolkien connection comes as result of the celebrated author being based in the area during the First World War. This was recently celebrated by the unveiling of a statue in nearby Roos, a village where Tolkien’s observation of his wife singing and dancing in the woods was said by him in a letter to his son to be his inspiration for the tale of ‘Luthien Tinuviel and Beren’. There is a theory put forward by a couple of writers that as Tolkien was based on a nearby army camp at Thirtle Bridge (a road to the west) the combination of the famous white Withernsea lighthouse and the Black Mill on the horizon were the inspiration for the Two Towers. Tolkien’s sketches for the early covers of the book show the white tower looked very much like Withernsea Lighthouse. A book called Tolkien in East Yorkshire 1917-1918 by Phil Mathisson and a blog by Michael J Flowers will provide further interesting information and insight. Ignoring the fascinating potential connection with one of the English language's most celebrated works of fiction, the house, grounds and mill have more than enough to offer even those with no interest in Tolkien. The current house is a result of the Mill house and Mill Cottage being merged some time ago. There is no evidence any relevant planning permission was sought, and the properties still occupy separate titles.

Tenure

Freehold

In the current configuration the property comprises: Entrance Porch and Hall, two front Reception Rooms as well as a larger Reception Room on the southern aspect, a Kitchen with pantry cupboard, spacious Utility Room and WC Cloaks with space for a bath or shower unit. To the first floor are 4 Bedrooms a Bathroom and Separate WC. There is a driveway to the front of the property providing off street parking for a number of vehicles and it also gives access to the attached garage. The garage is large with a high roof level and may provide a development opportunity, (subject to necessary permissions). Behind the garage is a further larger brick store that may also offer development potential (StNP’s). To the northern boundary there is a further brick building with a collapsed roof. The remains of Black Mill itself are on the southern end of the plot and forms a distinctive local landmark. It is believed the top was removed during the world wars so only the lower part remains. The original mill was believed to have been constructed during the mid 1600’s and was last active around 1900. The grounds surrounding the building re of a good size allowing for a more private rear garden to the east as well as larger areas of lawn and landscaped areas to the south and west sides. The property will require extensive work to upgrade it, but we believe it offers an exciting opportunity for the discerning buyer to create a wonderful home in a lovely rural location close to the East Yorkshire coast. We have a 360 tour available which will provide an excellent overview of the property short of a physical inspection.

Location

Waxholme is small hamlet close to the East Yorkshire coast in the Holderness area though Black Mill House sits inland to the south west of it. The property is surrounded largely by agricultural fields. Nearby Withernsea provides and extensive range of local amenities which are supplemented by those in Patrington, Hedon and at a further distance, Beverley and Hull.

Accommodation

Accommodation Entrance Porch Entrance Hall Snug With quarry tiled floor, window to front and narrow French windows to side garden. Dining Room Window to front, fireplace and parquet flooring. Living Room A spacious room in the cottage part of the property with two windows to the front, and stairs to the first floor. Kitchen A spacious kitchen with a range of fitted units, electric oven and hob, tiled floor and splash backs, window to rear and pantry cupboard. Utility Room A very large utility room with windows to three aspects, a range of fitted kitchen units, plumbing for a washing machine and a door to the rear. Cloaks WC A large cloak WC that is mid-development and could accommodate a shower or bath as well. Low flush WC, wash hand basin, hot water tank and two windows to the side. First Floor Landing with a built-in cupboard. Bedroom One A spacious double bedroom with window to front. Bedroom Two A double bedroom with window to front and fitted wardrobes. Bedroom Three A spacious double bedroom with two windows to the side and one to the rear. Bedroom Four A good-sized single bedroom with a window to the rear. Bathroom With a bath, hand basin and large cupboard. Separate WC With low flush WC.

Outside

Black Mill-only the lower part of the mill tower now remains, or a ‘stump’, the top having been removed by the army during the First World War when it and neighbouring buildings were requisitioned. There are the remains of attached buildings, the tops of which can be seen in old photographs we have seen. The tower is quite overgrown with ivy, and a tree has taken root inside. Garage - A generous garage building attached to the northern face of the house with a higher roof, the building extends to the side of the single up-and-over door, and there is a courtesy door to the rear garden. Brick Store - Behind the garage is a further larger brick store of a good size with a door to the rear garden area and a window to the northern aspect. There are the remains of a further brick store on the northern boundary, which no longer has a roof. Driveway- there is a driveway and car hard standing to the front of the property, leading to the garage and provides parking for several cars. Gardens- there is a more private area of garden to the rear (eastern side) of the house, with areas of lawn, paving, several trees and fencing to the perimeter. There is a lean-to greenhouse attached to the rear wall of the utility room. There is a further largely lawned garden to the southern and western side of the house and a lower level immediately adjacent to the house. There are several connected pond basins in an area at the front of the property. There are several trees. Hedging and low walls form much of the perimeter.

Viewing

Strictly by appointment with the Auctioneers on 0845 400 9900 or the Joint Agent: Frank Hill & Son on 01964 630531

Joint Agent

Frank Hill & Son - 01964 630531

Services

Drainage-sceptic tank, which is unlikely to conform to modern regulations, so will require upgrading by any purchaser. Mains Water and Electricity. Central heating was previously oil-fired, but the boiler has been removed. There are some storage heaters.

Council Tax

Council Tax is payable to The East Riding of Yorkshire Council. The house is shown in the Council Tax Property Bandings List in Valuation Band E.

Method of Sale

The property will be offered for sale by online auction with bidding commencing at 12 noon on Monday 29th September 2025 and closing on Wednesday 1st October 2025 at 1.00pm. For further legal information relating to this lot please log on to auctionhouse.co.uk/hullandeastyorkshire.

Conditions of Sale

The property will be sold subject to conditions of sale, copies of which will be available for inspection at the auctioneer’s offices, with the solicitors and on-line at auctionhouse.co.uk/hullandeastyorkshire prior to the date of the auction.

Energy Efficiency Rating (EPC)

Current Rating G

Services

Interested parties are invited to make their own enquiries to the relevant authorities as to the availability of the services.

Local Authority

East Riding of Yorkshire Council

Solicitors

Sandersons Solicitors, Withernsea branch, Ref: David Macnamara

Offered in association with

Frank Hill & Sons

Additional Fees

Buyer's Premium - The purchaser will be required to pay a buyer’s premium of £720 (£600 + VAT) in addition to the purchase price of the property.

Administration Charge - The purchaser will be required to pay an administration charge of 0.3% subject to a minimum of £900 (£750 plus VAT) in addition to the purchase price of the property.

Disbursements - Please see the legal pack for any disbursements listed that may become payable by the purchaser on completion.

Please see the legal pack for any disbursements listed that may become payable by the purchaser on completion.