4 Bedroom Detached House

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Canal Cottage, Hinksford Lane, Kingswinford, DY6
£850,000 – Freehold Cottage + Established Mooring Business

There are homes… and then there are opportunities that ripple outward like the canal itself.
This is firmly the latter.

Set along the tranquil Staffordshire & Worcestershire Canal, this remarkable canalside residence is offered with a fully operational, income-producing mooring business, creating a rare fusion of lifestyle, land, and long-term investment.

 
A LIFESTYLE WRAPPED IN WATER, WOODLAND & OPPORTUNITY
Positioned within the charming hamlet of Hinksford, this characterful four-bedroom cottage enjoys approximately 1.47 acres in total, including an extraordinary 385 metres of canal frontage with the potential for up to 19 moorings .

Imagine mornings with mist rising from still water, evenings lit by amber reflections, and a business quietly working in the background… generating income while you live beside it.

 
THE COTTAGE – CHARACTER, SPACE & WARMTH
A beautifully presented, traditional cottage constructed in rendered masonry beneath a tiled roof, offering spacious and versatile accommodation.

Ground Floor
Entrance / Dining Room
4.95m x 3.35m (16’2” x 11’)
Approx. 16.5 sqm / 178 sq ft
A welcoming space with shared log burner connection, setting the tone for the home’s character.

Sitting Room
4.65m x 4.95m (16’0” x 16’5”)
Approx. 20.9 sqm / 200sq ft
A striking reception room with inglenook fireplace and generous proportions, perfect for entertaining or relaxing.

Snug Lounge
4.74m x 3.60m (15’6” x 11’11”)
Approx. 17.0 sqm / 186 sq ft
A cosy second reception with feature brick fireplace.

Kitchen
4.95m x 3.85m (16’2” x 12’10”)
Approx. 21.8 sqm / 208 sq ft
Traditional in style with timber cabinetry, range, integrated appliances and views across the grounds.

Conservatory
Combined:
5.00m x 2.25m + 4.00m x 3.30m
Approx. 24.7 sqm / 266 sq ft
A light-filled retreat overlooking the canal – the perfect vantage point for watching boats glide by.

Sun Room / Rear Entrance
3.65m x 2.90m (12’5” x 9’5”)
Approx. 10.6 sqm / 117 sq ft

 
First Floor
Master Bedroom Suite
4.89m x 4.95m (18’9” x 16’5”)
Approx. 23.7 sqm / 278 sq ft
With fitted wardrobes and en-suite bathroom (3-piece suite).

Bedroom Two
4.83m x 3.73m + 3.94m x 1.53m
Approx. 18.7 sqm / 184 sq ft

With fitted wardrobes and en-suite bathroom (3-piece suite).

Bedroom Three
4.75m x 3.60m (15’6” x 11’6”)
Approx. 17.1 sqm / 178 sq ft
Includes fitted wardrobes and a Juliette balcony overlooking the canal.

Bedroom Four / Office
3.35m x 2.07m (11’0” x 7’11”)
Approx. 6.9 sqm / 88 sq ft

Family Bathroom

3.35m x 1.70m (11'0" x 5'9")
Spacious 4-piece suite.

 
OUTBUILDINGS & PRACTICAL SPACE
Workshop
31.68 sqm (341 sq ft)
Equipped with RSJ pulley beams and shelving

Garage 1
30.2 sqm (325 sq ft)

Garage 2
29.4 sqm (316 sq ft)

Extensive hardstanding, parking, and access routes provide excellent operational flexibility.

 
THE MOORING BUSINESS – A QUIETLY POWERFUL INCOME STREAM
This is where the property truly transforms from “home” into asset.

Approx. 385 metres of canal frontage
Capacity for up to 19 narrowboat moorings
Established trading history with lifestyle-led operation
Turnover circa £34,371 with ~£15,418 operating profit (2025)
Strong scope for expansion and optimisation

The Real Opportunity
The current operation has been intentionally low-intensity. For a commercially minded buyer, the horizon opens wide:

• Increase occupancy and optimise mooring rates
• Introduce boat repair and servicing
• Develop chandlery sales
• Offer winter storage / premium moorings
• Expand into leisure packages

This is a business that can remain gentle… or be turned into a high-performing waterside enterprise.

 
LEASEHOLD RIGHTS – CANAL & RIVER TRUST
The mooring land is held under a formal lease with the Canal & River Trust, providing structured and secure operational rights.

Key highlights include:

Term: 10 years from 1st January 2025
Use: Mooring of boats and associated business activity
Rent: Approximately £9,000 per annum (exclusive of VAT)
Payment: Monthly in advance
Review: Periodic rent reviews based on open market value and/or indexation (CPI-linked provisions apply)
Rights Included:

• Mooring rights along designated canal bank
• Access for maintenance and business operation
• Use of waterway wall and access paths

Obligations:

• Maintain bank and mooring infrastructure
• Comply with CRT byelaws and navigation requirements
• Ensure safe and compliant mooring usage

In simple terms:
You own the land… and you control a long stretch of canal through a structured, renewable commercial lease.

 
LOCATION
Kingswinford – approx. 1.5 miles
Wolverhampton – approx. 8 miles
Birmingham – approx. 15 miles
A setting that feels rural and secluded, yet remains well connected.

 
WHO THIS SUITS PERFECTLY
This is not just for one type of buyer. It speaks to several:

Lifestyle Buyer
Live beside the canal with a steady passive income.

Entrepreneur
Unlock and scale a business with multiple revenue streams.

Investor
Acquire a hybrid asset combining residential value with commercial yield.

Marine Enthusiast
Turn passion into profit with space for repair, storage and trade.

 
THE FINAL WORD
Properties like this don’t come along in neat little rows.
They arrive like a slow-moving narrowboat… quietly, deliberately, and full of possibility.

A home.
A business.
A stretch of water with earning power.

All flowing in the same direction.

Property Type
Detached four-bedroom cottage with extensive grounds, outbuildings, workshops, garages and waterside commercial use.

Construction
Traditional masonry construction beneath pitched tiled roofs.

Utilities & Services
Mains electricity connected
Mains water connected
LPG gas supply
Septic tank drainage system
Heating via LPG central heating system
New boiler installed by current owners
Three log burners installed throughout the property
Broadband & Mobile Coverage
Superfast broadband is available in the area, with Ofcom data indicating access to broadband services exceeding 30 Mbps. Some surrounding postcode data indicates availability of ultrafast and gigabit-capable services in nearby areas. Buyers are advised to make their own enquiries with providers regarding exact speeds available to the property.

Flood Risk
The property is positioned adjacent to the canal network and within an area where waterways are naturally present. Environment Agency information indicates the wider Hinksford locality has monitored flood warning areas associated with nearby watercourses including Smestow Brook. Buyers should undertake their own flood risk investigations and insurance enquiries.

Radon
The property is understood to be within an area identified as having low to moderate potential radon presence, typical of parts of Staffordshire and the West Midlands. Buyers are advised to obtain a radon search if required during conveyancing.

Parking
Extensive private driveway parking together with two substantial garages and workshop areas.

Garage Sizes
Garage 1: approx. 30.2 sqm / 325 sq ft
Garage 2: approx. 29.4 sqm / 316 sq ft
Accessibility
The property is accessed via Hinksford Lane and private driveway access adjoining the canal frontage.

Traffic & Environmental Factors
The property enjoys a semi-rural canalside setting with generally light local traffic levels. As expected with a waterside and semi-rural environment, occasional operational boat movement and towpath activity may be experienced.

Rail & Transport Noise
There are rail connections within the wider regional area including Stourbridge and surrounding stations; however, the property itself is not immediately adjacent to a railway line and no significant rail noise impact is understood to affect the property.

Local Authority
South Staffordshire Council

Council Tax
F

EPC
E

Rights & Easements
The property benefits from and is subject to rights, easements and wayleaves as may exist over the land and canal frontage. Specific details should be verified by solicitors during conveyancing.

Planning & Development Potential
Any future development, expansion of moorings, commercial alterations or waterside works may require planning consent, Canal & River Trust approval and/or other statutory consents. Buyers should make independent enquiries.

THE ESSENTIALS

In line with HMRC regulations, Anti Money Laundering checks are required upon offer acceptance. These checks are completed via Movebutler – “I am Sold” at a cost of £30 per purchaser.

 
Viewings strictly by appointment through Richard Allen-Zoarder – The Bespoke Estate Agent