2/3 Rushen Abbey, Mill Road, Ballasalla, Isle Of Man
Description
2/3 Rushen Abbey Mill is a unique and substantial family home forming part of a sympathetically refurbished former mill, completed in 2010 by Kinrade Construction. The comprehensive programme of works included full re-wiring, new roofs, windows, kitchens and bathrooms, resulting in the creation of three individual properties, of which this is the largest. The accommodation spans three floors and offers an exceptional degree of flexibility, making it ideally suited to families or multi-generational living. One of the standout features of the property is the generous plot. To the rear are beautifully maintained, mature gardens providing a peaceful and private setting, complemented by a lawned area ideal for outdoor enjoyment. The property further benefits from excellent parking and storage, including two double garages, an additional single garage and a car port – a rare luxury in such a central village location. Situated in the heart of Ballasalla, Abbey Mill enjoys immediate access to local amenities, schools and transport links, as well as picturesque riverside walks quite literally on the doorstep. The setting offers charming riverside views and a tranquil atmosphere, while remaining conveniently placed for everyday living. Internally, the property is entered via an entrance vestibule which opens into an impressive open-plan living space to the rear. This superb room incorporates a living area, dining space and sun lounge, all enjoying views over the rear garden. Flooded with natural light, the room is enhanced by exposed beams which add warmth and character. There is a well-proportioned breakfast kitchen fitted with a full range of appliances, with a separate dining room located just off. The lower ground floor provides a utility room featuring the original mill whee
Not marked as sole agency on the original listing, so this property may also be marketed by other agents not captured in this data.
Nearby
- SchoolBallasalla Primary School0.19 mi · 4 min walk · 1 min drive
- GP surgeryBallasalla Medical Centre0.16 mi · 3 min walk · 1 min drive
- DentistAbbey Dental0.34 mi · 7 min walk · 1 min drive
- SupermarketCo-op Food2.6 mi · 56 min walk · 8 min drive
- PubThe Whitestone0.21 mi · 5 min walk · 1 min drive
- RestaurantThe Abbey0.05 mi · 1 min walk · 0 min drive
- CaféKelly's Cafe0.65 mi · 14 min walk · 2 min drive
- Petrol stationAirport Garage0.54 mi · 12 min walk · 2 min drive
- AirportIsle of Man Airport1.6 mi · 5 min drive
Nearest match in each category, from a fixed list of Isle of Man amenities — not every pub, café or shop on the island, so treat this as a useful sample, not a complete picture. Distances are straight-line ("as the crow flies"), multiplied by 1.3 to approximate real road-network distance — this is an estimate, not turn-by-turn routing, and actual walking/driving routes may differ. Times assume constant average speeds appropriate to the Isle of Man's roads and 25/35mph limits: walking 4.5 km/h, cycling 14 km/h, driving 30 km/h — not open-road speeds, and they don't account for traffic, parking or terrain.
Masts nearby
- Communication towerUnnamed on the map0.72 miles away
- Mobile phone mastUnnamed on the map1.5 miles away
- Mobile phone mastUnnamed on the map1.6 miles away
Read this before drawing a conclusion. These are masts mapped by OpenStreetMap contributors — 38 communication structures for the whole island, 29 of them tagged as carrying a mobile network. The operators run considerably more sites than that, so a mast not shown here is not evidence there isn't one. There is no official Isle of Man mast register to check against: Ofcom's Sitefinder never covered the island and the Communications Commission publishes no list. Nothing in this data says which generation a mast carries, so none of it can tell you whether a site is 5G.
What the numbers on this listing say
- Freehold. The most straightforward tenure to buy and to lend against. Tenure is as declared by the agent; have your advocate confirm it against the register.
Assembled from this site's own record of the listing and the Isle of Man Government sold-price register. It deliberately makes no recommendation and no valuation — it reports what is measurable and leaves the judgement to you.
What this purchase costs beyond the asking price
Duty is charged in slices, so each rate applies only to the part of the price inside its band. Three categories exist: owner-occupier (nothing on the first £230,000, 1% to £500,000, 2% above) — £6,600 here; resident but not owner-occupier, a second home or a let (2%, 2.5% above £3m) — £13,900; and non-resident (4%, 4.5% above £3m) — £27,800. Which one you fall into is a question about you, not about the property, and the Registry decides it. Scale set by the Land, Deeds and Probate Registries (Fees and Duties) Order 2023, in force 1 May 2023 — check the Central Registry's own calculator or ask your advocate for the figure that actually applies. This site is not a tax adviser and takes no fee from anyone named on this page.
What it would cost each month
The interest rate above is a placeholder you should replace with a real quote — this site holds no lender rates, is paid nothing by any lender, and is not advice. Land Registry duty is calculated from the published band scale; everything else follows from the numbers you type.
Getting connected
Four providers sell residential broadband on the island: Manx Telecom, Sure, Wi-Manx, BlueWave Communications. Manx Telecom owns and operates the fixed network the others largely resell, so what is physically available at an address is usually a Manx Telecom question whoever ends up billing you.
This site has no per-address availability feed and makes no claim about the speed, technology or price at this property — a "fibre available here" badge that turned out to be wrong on completion day would be worse than no badge at all. Check with a provider against the actual address before you rely on it. No provider pays this site anything, and these are ordinary links, not referrals.
What would improving it be worth?
Value added is the extra floor area priced at £2,651/m² — the midpoint asking price per m² among 28 Isle of Man properties currently for sale that publish a floor area. Cost uses real Isle of Man build rates: £4,000–£6,000/m² new build and £2,000–£4,000/m² refurbishment, depending on quality. Net is against the mid rate. The last column is how often Isle of Man actually grants that kind of application.
| Improvement | Value it might add | Likely cost | Net | Granted |
|---|---|---|---|---|
| Add a bedroom (single-storey extension) A modest double plus circulation, built new. ~14 m² |
£37,116 | £52,500 14 m² · mid spec new build range £42,000–£63,000 |
−£15,384 | 0% (314) |
| Loft conversion with a bedroom Works inside an existing roof, so it prices as refurbishment rather than new build — which is why it usually wins. ~20 m² |
£53,023 | £41,000 20 m² · mid spec refurb range £33,000–£50,000 |
+£12,023 | 0% (46) |
| Two-storey extension Roughly 14 m² on each of two floors. ~28 m² |
£74,232 | £105,000 28 m² · mid spec new build range £84,000–£126,000 |
−£30,768 | 0% (66) |
| Garage, annexe or outbuilding Detached space is worth less per m² than main-house floor area. ~18 m² |
£28,632 | £67,500 18 m² · mid spec new build range £54,000–£81,000 |
−£38,868 | 0% (199) |
Two things it cannot see. First, it prices floor area at the local average rate — it doesn't know your plot, your roof, your outlook, or whether an extension is physically possible; nor whether your street has a ceiling price that no amount of extending beats. Second, the rate comes from asking prices of other properties currently for sale, because the Isle of Man's sold register records no floor areas at all — so it reflects what sellers ask, not what buyers paid.
The obvious alternative method is worse, which is why it isn't used here: comparing a typical 3-bed with a typical 4-bed suggests a bedroom is worth around £430,000 island-wide. It isn't — a 4-bed is generally a bigger house on a bigger plot, so that figure measures the mix of what's for sale, not the value of adding a room.
Before spending anything, get a builder's quote and talk to an architect — what work of this kind actually gets approved here shows how often applications like yours succeed, and on what grounds the refusals go.
Building work on this property
Same estimate model this site uses on its planning pages (UK cost ranges with the Isle of Man's 18% uplift) — a rough starting point, not a quote. Always get quotes from an Isle of Man builder before budgeting.
See also all Isle of Man property professionals — architects, surveyors, mortgage brokers and trades.
Sale history
No prior sale found in the Isle of Man property register for this address.
Planning history
No planning application found in this site's planning dataset for this address.
Search the official register for anything since 2023
