# 4 bedroom barn conversion for sale (LA6 2PP) ## Property Details | Key | Value | |-----|-------| | Address | 3 THOMPSON FOLD, CARNFORTH, LUPTON, WESTMORLAND AND FURNESS LA6 2PP | | Price | £495,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Council tax | E | | Construction age | England and Wales: 2012 onwards | | Floor area | 208 m² | | Last sold | £491,000 Aug 2024 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 12/02/2034 - **Current heating cost:** £1,478/year - **Est. upgrade cost to C:** £9,500 ### Recommendations - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3834-4922-8300-0717-4296) ## Description **Description** **** A beautifully presented barn conversion, adorned with modern features and contemporary design, this property is spacious and light, with bright living spaces throughout, offering flexible accommodation for a range of buyers and creating a wonderful family home. The ground floor opens into a spacious entrance hall, leading to the generous kitchen/diner, utility and open plan living area. A handy office provides a great work-from-home space, with sperate W.C. The first and second floors showcase the four attractive double bedrooms, two of which are en suite, with a house bathroom on the second floor. Completing the picture is the well-presented, west-facing, rear garden, flagged with patio and gravelled areas for seating and enclosed for privacy.   **Property** **Overview** **** **** Welcome to 3 Thompson Fold, a welcoming, modern family home with flexible living spaces and surrounding wonderful views, emphasising the rural feel to this attractive development of barn conversions. Step through the door into the light and bright entrance porch, perfect for storing coats and shoes and into the main entrance hall; a grand space with access into the living spaces. Turning right, you are welcomed into the wonderful kitchen-diner, well-fitted with attractive wall and base units, complementary worktop, one and a half ceramic sink with drainer, upstand and island unit, great as a breakfast bar for additional dining space and a door into the rear garden. Integrated appliances include a Rangemaster oven with five ring hob and extractor hood and a Neff dishwasher. Adjoining the kitchen is a large, well-equipped utility room with stable door to the front aspect providing a great space for dogs, outdoor gear and additional storage with wall and base units, complementary worktop, one and a half stainless steel sink with drainer and space for a freestanding fridge/freezer, as well as an integrated Zanussi washing machine. Glass doors open into the open plan living-dining area, enjoying patio doors into the garden. Boasting an attractive multi-fuel stove and space for a dining table, this home offers sociable living spaces, great for families and hosting friends for special occasions. The ground floor also houses a handy cloakroom with W.C. and pedestal sink with complementary part-tiled walls is found on the left, next to a great store room, currently used as an office for those who work from home. Follow the stairs to the first floor where you will find the first of the four double bedrooms; bedroom one is an attractive master suite with full length wardrobe and dual aspect windows, enjoying a large front aspect bay window with views stretching beyond to Ingleborough, allowing light to flow throughout this generous double room. An attractive four piece en suite comprises a bath with hand held attachment, corner shower, vanity sink unit and W.C. with heated ladder towel radiator. Bedroom two is located across the landing, another spacious double with front aspect views and full length wardrobe, also benefiting from an en suite with corner shower, W.C. and vanity sink, completed with a heated ladder towel radiator. Stairs lead to the second floor where you will find the additional two bedrooms; both doubles with space for additional furniture and handy under eaves storage. Finally, the house bathroom comprises a wall hung sink, W.C. and walk in shower.   **Location** **** **** A beautiful rural setting with open countryside views. Thompson Fold is within a few minutes drive to the M6 motorway providing easy access to Southern and Northern parts, as well as local towns such as Kirkby Lonsdale and Kendal and only 20 Miles to the ever so popular Lakes District National Park. There is a choice of primary schools within the surrounding villages and some excellent schools within easy reach, one of which is the highly regarded Queen Elizabeth Secondary School located in Kirkby Londsdale. School buses also collect directly from Thompson Fold for both primary and secondary schools, a great bonus for families looking to move to the area.  **What3words** **** ///lecturers.instead.third  **Accommodation** **(with** **approximate** **dimensions)** ****   **Ground** **Floor** ****   **Kitchen/Diner** **17' 9" x 14' 5" (5.41m x 4.39m)**   **Utility** **9' 10" x 13' 9" (3m x 4.19m)**   **Dining** **Area** **10' 6" x 11' 10" (3.2m x 3.61m)**   **Living** **Area** **17' 5" x 11' 10" (5.31m x 3.61m)**   **Study** **10' 10" x 4' 11" (3.3m x 1.5m)**   **First** **Floor** ****   **Bedroom** **One** **26' 3" x 17' 1" (8m x 5.21m)**   **Bedroom** **Two** **11' 6" x 16' 11" (3.51m x 5.16m)**   **Second** **Floor** ****   **Bedroom** **Three** **18' 5" x 17' 1" (5.61m x 5.21m)**   **Bedroom** **Four** **13' 1" x 9' 10" (3.99m x 3m)**   **Property** **Information** **** ****   **Outside** **** Parking can be found at the front of the property with 3 Thompson Fold enjoying 4 allocated spaces and 2 visitor spaces. The rear enjoys an enclosed, walled garden with flagged patio and gravel areas for outdoor seating, and, being West facing, this is the perfect spot to enjoy the sunset in an evening. There is also a summer house, great for entertaining.   **Services** **** **** Mains water and electricity. LPG Gas. Private Drainage.  **Council** **Tax** **** Westmorland and Furness Council. Band E.  **Tenure** **** **** Freehold. Vacant possession upon completion.  **Energy** **Performance** **Certificate** **** The full Energy Performance Certificate is available on our website and also at any of our offices.  **Viewings** **** Strictly by appointment with Hackney & Leigh Kirkby Office.  ## Property Photos - ![Photo](/listings/photos/143848937/732137) - ![Kitchen](/listings/photos/143848937/732139) - Kitchen - ![Entrance Hall](/listings/photos/143848937/732140) - Entrance Hall - ![Entrance Hall](/listings/photos/143848937/732141) - Entrance Hall - ![Kitchen](/listings/photos/143848937/732143) - Kitchen - ![Kitchen](/listings/photos/143848937/732146) - Kitchen - ![Kitchen](/listings/photos/143848937/732152) - Kitchen - ![Living/Dining Are...](/listings/photos/143848937/732153) - Living/Dining Are... - ![Living/Dining Are...](/listings/photos/143848937/732154) - Living/Dining Are... - ![Living/Dining Are...](/listings/photos/143848937/732157) - Living/Dining Are... - ![Bedroom One](/listings/photos/143848937/732163) - Bedroom One - ![Bedroom One](/listings/photos/143848937/732165) - Bedroom One - ![Bedroom One](/listings/photos/143848937/732167) - Bedroom One - ![Bedroom Two](/listings/photos/143848937/732169) - Bedroom Two - ![Second Floor Land...](/listings/photos/143848937/732170) - Second Floor Land... - ![Bedroom Three](/listings/photos/143848937/732171) - Bedroom Three - ![Bedroom Four](/listings/photos/143848937/732173) - Bedroom Four - ![Bedroom Four](/listings/photos/143848937/732175) - Bedroom Four - ![En Suite](/listings/photos/143848937/732176) - En Suite - ![En Suite](/listings/photos/143848937/732179) - En Suite - ![Main Shower Room](/listings/photos/143848937/732181) - Main Shower Room - ![En Suite](/listings/photos/143848937/732185) - En Suite - ![En Suite](/listings/photos/143848937/732187) - En Suite - ![Utility](/listings/photos/143848937/732191) - Utility - ![Utility](/listings/photos/143848937/732193) - Utility - ![Office](/listings/photos/143848937/732196) - Office - ![W.C.](/listings/photos/143848937/732199) - W.C. - ![Thompson Fold](/listings/photos/143848937/732204) - Thompson Fold - ![Views](/listings/photos/143848937/732207) - Views - ![Photo](/listings/photos/143848937/732209) - ![Photo](/listings/photos/143848937/732211) - ![Photo](/listings/photos/143848937/732212) - ![Parking](/listings/photos/143848937/732215) - Parking - ![Photo](/listings/photos/143848937/732216) ## Floorplans - ![Floorplan 1](/listings/photos/143848937/732217) - Floorplan 1 ## EPC Graphs - ![EPC Front Page](/listings/photos/143848937/732219) - EPC Front Page ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #16926670 - **Address:** 3 Thompson Fold, Lupton, LA6 2PP - **Certificate Issued:** 17/08/2025 - **Work Completed:** 26/06/2025 - **Items:** 6 window(s), 4 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 3 THOMPSON FOLD, LUPTON, CARNFORTH, WESTMORLAND AND FURNESS, LA6 2PP | £491,000 | 02/08/2024 | Terraced | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | BURROW RURAL WORKSHOP UNIT 4 WOODMAN LANE, BURROW, CARNFORTH, LANCASTER, LANCASHIRE, LA6 2RL | £120,000 | 26/02/2025 | Other | | CRESSBROOK KENDAL ROAD, KIRKBY LONSDALE, CARNFORTH, WESTMORLAND AND FURNESS, LA6 2FR | £2,200,000 | 18/12/2023 | Other | | BARBON INN, BARBON, CARNFORTH, WESTMORLAND AND FURNESS, LA6 2LJ | £110,000 | 30/11/2023 | Other | | WOODVIEW HOUSE, HIGH BIGGINS, CARNFORTH, WESTMORLAND AND FURNESS, LA6 2NP | £10,000 | 13/11/2023 | Other | | METHODIST CHURCH, COWAN BRIDGE, CARNFORTH, LANCASTER, LANCASHIRE, LA6 2HS | £170,000 | 25/08/2023 | Other | | 2 MILL BROW, KIRKBY LONSDALE, CARNFORTH, WESTMORLAND AND FURNESS, LA6 2AT | £935,000 | 21/07/2023 | Other | | 45 MAIN STREET, KIRKBY LONSDALE, CARNFORTH, WESTMORLAND AND FURNESS, LA6 2AH | £50,000 | 07/07/2023 | Other | | STAG FELL HOUSE, CASTERTON, CARNFORTH, WESTMORLAND AND FURNESS, LA6 2SF | £462,500 | 11/05/2023 | Other | | WHOOP HALL INN THE MEADOWS, KIRKBY LONSDALE, CARNFORTH, LANCASTER, LANCASHIRE, LA6 2GY | £990,000 | 24/03/2023 | Other | | BIGGINS HALL BARN 4, HIGH BIGGINS, CARNFORTH, WESTMORLAND AND FURNESS, LA6 2NP | £748,462 | 20/03/2023 | Other | | CARRFOOT LODGE RIGMADEN, MANSERGH, CARNFORTH, WESTMORLAND AND FURNESS, LA6 2ET | £1,275,000 | 03/03/2023 | Other | | 24 FAIRBANK, KIRKBY LONSDALE, CARNFORTH, SOUTH LAKELAND, CUMBRIA, LA6 2DU | £225,000 | 16/12/2022 | Other | | GRETASIDE, CANTSFIELD, CARNFORTH, LANCASTER, LANCASHIRE, LA6 2QS | £985,000 | 01/09/2022 | Other | | COWDBER FARM, COWAN BRIDGE, CARNFORTH, LANCASTER, LANCASHIRE, LA6 2JT | £143,500 | 31/03/2022 | Other | | BECKSIDE HALL, MIDDLETON, CARNFORTH, SOUTH LAKELAND, CUMBRIA, LA6 2NE | £825,000 | 28/02/2022 | Other | | LANGTHWAITE COTTAGE, CASTERTON, CARNFORTH, SOUTH LAKELAND, CUMBRIA, LA6 2NH | £407,500 | 25/02/2022 | Other | | BRIMSTONE, HUTTON ROOF, CARNFORTH, LANCASTER, LANCASHIRE, LA6 2PG | £5,000 | 04/02/2022 | Other | | COWAN BRIDGE RURAL BEAT POLICE OFFICE, COWAN BRIDGE, CARNFORTH, LANCASTER, LANCASHIRE, LA6 2HS | £305,000 | 04/02/2022 | Other | | 35 MAIN STREET, KIRKBY LONSDALE, CARNFORTH, SOUTH LAKELAND, CUMBRIA, LA6 2AH | £460,000 | 07/01/2022 | Other | | FELLSIDE COTTAGE, KIRKBY LONSDALE, CARNFORTH, WESTMORLAND AND FURNESS, LA6 2EH | £600,000 | 16/12/2021 | Other | **Area average:** £551,348 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £2,425,000 (4 Other, LA6, 2024–2026) - **Deviation:** -79.6% ## Rental Range *ONS Price Index of Private Rents (North West). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £859/mo - **Realistic:** £954/mo - **Optimistic:** £1,049/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Kendal (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £992/mo ## 1% Rule - **Rent ratio:** 0.19% (weak for cashflow) - **Max investor price (0.8%):** £119,250 - **Target investor price (1%):** £95,400 *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 Area rent estimate.* ## Price per Square Metre - **£/m²:** £2,380/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -1.2% - **10y growth:** -87.6% ## House Price Index (HM Land Registry) *Official index for North West; All dwelling types series; as of March 2026.* - **1y growth (index):** -0.8% - **5y growth (index):** 22% - **10y growth (index):** 63.2% ## 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)