# 2 bedroom cottage for sale (CA12 4LT) ## Property Details | Key | Value | |-----|-------| | Address | TOLL BAR COTTAGE, CHESTNUT HILL, KESWICK, CUMBERLAND CA12 4LT | | Price | £395,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | E | | Last sold | £390,000 Jul 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** E - **Potential rating:** B - **Expiry date:** 08/08/2033 - **Current heating cost:** £2,677/year - **Est. upgrade cost to C:** £31,675 ### Recommendations - A2 (£850 - £1,500) - A3 (£1,500 - £2,700) - Q (£4,000 - £14,000) - W2 (£4,000 - £6,000) - N (£4,000 - £6,000) - O (£3,300 - £6,500) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/1900-2211-0822-3208-3873) ## Description Brief Résumé A two-bedroom detached cottage with lovely accommodation which has been sympathetically updated whilst retaining many original features. Mature gardens and stunning views towards the surrounding Lakeland Fells. No upper chain. Description Edwin Thompson is delighted to bring to the market this Grade II listed late 18th century toll cottage which is situated on the outskirts of Keswick. The cottage is an attractive and characterful period property with walks nearby. There are outstanding views of Skiddaw and Latrigg from the rear windows and garden, along with glimpses of Bassenthwaite. It is equally suitable for use as a primary residence, second home, or holiday let. All the facilities of the town are within easy reach with the Moot Hall in the marketplace being 20 minutes on foot. In addition, Castlerigg Stone Circle and Walla Crag are both within easy walking distance of the front door. The property benefits from central heating throughout, a wood burning stove, and original beams in the upstairs living room. The accommodation briefly comprises to the ground floor: dining room, two bedrooms (one with en-suite bathroom), separate shower room, kitchen inc. utility area. To the first floor: living room with dual aspect windows and outstanding views to the rear. Central heating is provided by a combi boiler located in the kitchen. The gardens are very private and easily maintained. Single garage and off-street parking for one car. Early internal inspection is highly recommended and there is no onward chain. Directions From our office in St Johns Street, turn right and continue into Ambleside Road, and then continue into Manor Brow. When approaching the junction of Chestnut Hill at the top , Toll Bar Cottage is on your left hand side. Accommodation: Ground Floor Entrance Porch Double entrance door. Door to: Inner Vestibule Leading to: Dining Room Two windows to the front. Radiators. Wood burning stove. Wooden flooring. Understairs cupboard. Half-glazed external door to rear garden. Door to Kitchen. Door and steps down to Bedroom One. Steps up and door to Bedroom Two and staircase to first floor. Kitchen Two windows. Radiator. Good range of base and drawer units. Worktop. Stainless steel sink. Electric oven. Gas hob. Extractor. Integrated dishwasher. Cupboard housing combi boiler. Utility Area Window. Worktop. Space for undercounter fridge. Space and plumbing for washing machine. Door to: Shower Room Window. Three-piece suite comprising WC, washbasin, and shower cubicle with electric shower. Heated towel rail. Extractor fan. Bedroom One Window. Double bedroom. Radiator. Steps down to: Lower vestibule Window. Storage cupboard with radiator. Door to: En-Suite Bathroom Window. Three-piece suite comprising WC, washbasin, and bath with electric shower over. Heated towel rail. Extractor fan. Bedroom Two Two windows. Double bedroom. Radiator. First floor Living Room Two windows with views. Gas fire with slate hearth. Radiator. Telephone point/Internet access. TV aerial point. Outside Attractive private garden on two levels with lovely views. Slate paths, slate patio, mature shrubs/trees, outside tap. To the front (Manor Brow): slate border in front of house and tarmac drive to garage. Garage Light and power. Up and over door to the front. Side door to garden. Parking on drive in front of garage for one car. Agent’s Note Fixed appliances included, mobile phone and broadband results not tested by Edwin Thompson Property Services Limited. The property is currently used by the vendor as a second home and has been successful holiday let in the past. Most of the contents are available by separate negotiation. Services Mains water, gas, electricity, and drainage connected. The gas central heating and domestic hot water is fired by the combination boiler located in the Kitchen. Council Tax Edwin Thompson is advised by our client and identifies the property to be within “Band E”. The Cumberland Council website quotes the council tax totals for 2025/26 as £3054.37.  Tenure Freehold. Offers All offers should be made to the Agents, Edwin Thompson LLP Viewing Strictly by appointment through the Agents, Edwin Thompson LLP Ref: K3286804 ## Property Photos - ![Photo](/listings/photos/160023371/1030434) - ![Photo](/listings/photos/160023371/1030435) - ![Photo](/listings/photos/160023371/1030436) - ![Photo](/listings/photos/160023371/1030437) - ![Photo](/listings/photos/160023371/1030438) - ![Photo](/listings/photos/160023371/1030439) - ![Photo](/listings/photos/160023371/1030440) - ![Photo](/listings/photos/160023371/1030441) - ![Photo](/listings/photos/160023371/1030442) - ![Photo](/listings/photos/160023371/1030443) - ![Photo](/listings/photos/160023371/1030444) - ![Photo](/listings/photos/160023371/1030445) - ![Photo](/listings/photos/160023371/1030446) - ![Photo](/listings/photos/160023371/1030447) - ![Photo](/listings/photos/160023371/1030448) - ![Photo](/listings/photos/160023371/1030449) - ![Photo](/listings/photos/160023371/1030450) - ![Photo](/listings/photos/160023371/1030451) - ![Photo](/listings/photos/160023371/1030452) - ![Photo](/listings/photos/160023371/1030453) - ![Photo](/listings/photos/160023371/1030454) - ![Photo](/listings/photos/160023371/1030455) ## Floorplans - ![Floorplan 1](/listings/photos/160023371/1030456) - Floorplan 1 - ![Floorplan 2](/listings/photos/160023371/1030457) - Floorplan 2 ## EPC Graphs - ![EPC 1](/listings/photos/160023371/1030458) - EPC 1 - ![EPC 2](/listings/photos/160023371/1030459) - EPC 2 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | TOLL BAR COTTAGE CHESTNUT HILL, KESWICK, CUMBERLAND, CA12 4LT | £390,000 | 14/07/2025 | Detached | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | BEECH TREES LONSTIES, KESWICK, CUMBERLAND, CA12 4TD | £676,600 | 12/12/2025 | Detached | | WALKLANDS LONSTIES, KESWICK, CUMBERLAND, CA12 4TD | £815,000 | 26/10/2023 | Detached | | CLOUD END LONSTIES, KESWICK, ALLERDALE, CUMBRIA, CA12 4TD | £877,250 | 24/09/2021 | Detached | | HAZELWOOD CHESTNUT HILL, KESWICK, ALLERDALE, CUMBRIA, CA12 4LR | £750,000 | 20/08/2021 | Detached | **Area average:** £779,713 (4 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £542,217 (12 Detached, CA12, 2024–2026) - **Deviation:** -27.2% ## Rental Range *ONS Price Index of Private Rents (North West). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £865/mo - **Realistic:** £961/mo - **Optimistic:** £1,057/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for North Cumbria (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £474/mo ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 2 Bed Maisonette, Mountain View, CA12 | £1,200/mo | 2 | 0.33 miles | OpenRent | | 2 Bed Flat, Castlehead Close, CA12 | £840/mo | 2 | 0.55 miles | OpenRent | | 2 Bed Flat, Castlehead Close, CA12 | £1,000/mo | 2 | 0.57 miles | OpenRent | | 2 Bed Flat, Ambleside Road, CA12 | £900/mo | 2 | 0.6 miles | OpenRent | | 2 Bed Flat, Stanger Street, CA12 | £975/mo | 2 | 0.82 miles | OpenRent | **Average rent: £983/mo (5 listings)** ## 1% Rule - **Rent ratio:** 0.25% (weak for cashflow) - **Max investor price (0.8%):** £121,875 - **Target investor price (1%):** £97,500 *Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.* ## Rent-driven metrics *Based on OpenRent comparables (median £975/mo).* - **Gross yield:** 3% - **Cost-to-rent:** 33.8× - **Monthly cashflow:** £-703/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -7.4% *Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).* ## Price per Square Metre - **£/m²:** £5,267/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -46.9% - **10y growth:** 34.8% ## House Price Index (HM Land Registry) *Official index for North West; Detached series; as of April 2026.* - **1y growth (index):** 5.5% - **5y growth (index):** 24.2% - **10y growth (index):** 53.6% ## Flood risk - **Zone:** 1 - **Risk:** Low - **Source:** Job (default Low) [Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)