• Stone built family home with immense character. +
• Four double bedrooms, 3 with en suites. +
• Private gardens to both front, side and rear. +
• On-street parking and EV charger. +
• Overlooking the River Almond. +
• Outbuilding with potential for garage or commercial use. +

Cockle Mill, 10 School Brae is a highly distinctive and characterful former grain mill, beautifully positioned overlooking the River Almond in the historic area of Cramond. This charming C Listed property sits within the Cramond Conservation Area and offers a rare opportunity to acquire a home of genuine historical significance, combined with exceptional flexibility for modern living and future development. The property has been the subject of a thorough and thoughtful refurbishment by the current owners, resulting in a home that is presented in excellent condition throughout while retaining the wealth of period features that give Cockle Mill its unique identity. Works carried out include a comprehensive rewire, replacement boiler, new flooring, and full redecoration, ensuring the house is in move in condition.

The accommodation is arranged over three levels. A charming, gated courtyard provides access to the ground floor, where the heart of the home is a beautifully upgraded kitchen, recently refitted to create a welcoming modern country kitchen. Offering an ideal blend of practicality and style, the space includes a central island with breakfast bar, room for dining furniture, boiling and filtered water tap, Belling range cooker, and a washing machine and tumble dryer discreetly housed within a corner cupboard. From the kitchen, the layout flows through a versatile family room and into a generous sitting room with an abundance of character. It comes complete with a wood-burning stove and glass doors which open to reveal delightful views across the River Almond, creating a wonderful space for both everyday family life and entertaining.

The bedroom accommodation is located on the first floor, where there are four well-proportioned bedrooms, three of which benefit from en-suites. The principal bedroom is a particular highlight having been recently fully redecorated along with the gorgeous adjoining Jack and Jill en suite bathroom which has a roll top bath tub and separate shower enclosure. Bedroom 4 provides access via a staircase to the upper loft level. Here, a number of versatile attic rooms are found, offering excellent flexibility for a variety of uses such as home office space or storage, with natural light provided by Velux windows.

A particularly unique feature of Cockle Mill is the outbuilding, which was previously operated very successfully as a café and retains clear potential for reinstatement or alternative commercial or residential use, subject to the necessary consents. This element of the property offers exciting scope for a business opportunity, annexe accommodation, studio space, garage or further extension of the main house, depending on a purchaser’s requirements. We understand that a number of historic and now-lapsed planning consents exist which may help establish precedent for future development, and further details are available upon request.