Sold STC Detached

17 ANNISGARTH PARK

WINDERMERE, WESTMORLAND AND FURNESS LA23 2HX

3 beds 2 baths 1,561 sq ft Listed 28 Nov 2022 (-1293d)

£815,000

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# 3 bedroom detached house for sale (LA23 2HX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 17 ANNISGARTH PARK, WINDERMERE, WESTMORLAND AND FURNESS LA23 2HX |
| Price | £815,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 145 m² |
| Last sold | £750,000 Apr 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 11/08/2032
- **Current heating cost:** £1,122/year
- **Est. upgrade cost to C:** £14,060

### Recommendations
- W1 (£800 - £1,200)
- W2 (£4,000 - £6,000)
- E (£60)
- X (£3,500)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3211-0022-0102-0798-1906)

## Description

**Location:** **** Located on the quiet and private estate of Annisgarth Park, being a small residential cul de sac conveniently positioned for both Bowness and Windermere. The property is surprisingly private and yet so close to all the village amenities.

From Windermere proceed down Lake Road towards Bowness bearing left immediately before the Police Station onto Craig Walk. At the top of Craig Walk bear left into Annisgarth Drive, continuing onto Annisgarth Park, bear around to the left and then down the driveway passing No.18 and then reaching No.17, literally at the end of the cul de sac.

**Description:** **** A spacious detached 3 bedroomed house set in a good sized garden plot with off road parking and integral double garage. To the ground floor there is a large 'L' shaped living room with balcony overlooking the gardens with views towards the Lakeland Fells, modern kitchen with breakfast bar with access to large balcony overlooking the gardens, a double bedroom with en-suite shower room and a separate WC. Access to the first floor where a galleried seating area and a large loft space can be found, this could be used as an office space or play room or equally as a store area. To the lower ground floor there are a further 2 bedrooms, 4 piece house bathroom and access to the integral double garage.

Outside the property there is a good sized garden with a feature pond, a patio seating area, gravelled area and of course the 2 balconies off the kitchen and the living room. The mature trees, plants and shrubs allow for plenty of privacy and with the added bonus of many countryside walks from your doorstep.

**Accommodation** **(with** **approximate** **measurements)** ****

**Ground** **Floor** ****

**Entrance** **Hall** ****

**Hallway** ****

**Living/Dining** **Room** **27' 8" x 19' (8.43m x 5.79m)**

**Balcony** **12' 11" x 9' 5" (3.94m x 2.87m)**

**Kitchen** **19' 7" x 8' 10" (5.97m x 2.69m)**

**Balcony** **24' x 6' (7.32m x 1.83m)**

**Bedroom** **1** **13' 7" x 10' 1" (4.14m x 3.07m)**

**First** **Floor** ****

**Loft** **Space** **19' 10" x 10' 2" (6.05m x 3.1m)**

**Lower** **Ground** **Floor** ****

**Bedroom** **2** **13' 8" x 12' 10" (4.17m x 3.91m)**

**Bedroom** **3** **13' 5" x 12' 10" (4.09m x 3.91m)**

**Garage** **23' x 19' 9" (7.01m x 6.02m)**

**Property** **Information** ****

**Outside** **** To the front of the property is a sweeping driveway with parking for several cars and access to the double garage. Surrounding the property are fabulous gardens with feature pond, timber shed/workshop and mature trees, plants and shrubs, a real gardeners haven. There is also a patio seating area perfect for al fresco dining or relaxing in the evening sun.

**Services** **** Mains gas, electricity, water and darinage. Double glazing to windows and gas central heating to radiators.

**Council** **Tax** **** South Lakeland District Council - Band G

**Tenure** **** Freehold. Vacant possession upon completion.

**Viewings:** **** Strictly by appointment with Hackney & Leigh Windermere Sales Office.

**Energy** **Perfomance** **Certificate** **** The full Energy Performance Certificate is available on our website and also at any of our offices.

**What3Words** ****

**Notes** **** *checked on   1st August 2022 - not checked

## Property Photos

- ![Front Elevation](/listings/photos/129530720/627126) - Front Elevation
- ![Living Room](/listings/photos/129530720/627130) - Living Room
- ![Kitchen](/listings/photos/129530720/627134) - Kitchen
- ![Rear Elevation](/listings/photos/129530720/627136) - Rear Elevation
- ![View from balcony](/listings/photos/129530720/627139) - View from balcony
- ![Bedroom 1](/listings/photos/129530720/627141) - Bedroom 1
- ![Bedroom 2](/listings/photos/129530720/627142) - Bedroom 2
- ![Bedroom 3](/listings/photos/129530720/627143) - Bedroom 3
- ![Patio Seating Are...](/listings/photos/129530720/627144) - Patio Seating Are...
- ![Living Room](/listings/photos/129530720/627146) - Living Room
- ![Kitchen](/listings/photos/129530720/627147) - Kitchen
- ![Ensuite Shower Ro...](/listings/photos/129530720/627148) - Ensuite Shower Ro...
- ![Rear Elevation](/listings/photos/129530720/627149) - Rear Elevation
- ![Bathroom](/listings/photos/129530720/627150) - Bathroom
- ![Kitchen](/listings/photos/129530720/627153) - Kitchen
- ![Living Room](/listings/photos/129530720/627155) - Living Room
- ![Garden](/listings/photos/129530720/627156) - Garden
- ![Front Elevation](/listings/photos/129530720/627160) - Front Elevation
- ![Rear Elevation](/listings/photos/129530720/627163) - Rear Elevation
- ![Front Elevation](/listings/photos/129530720/627165) - Front Elevation
- ![Side Garden](/listings/photos/129530720/627167) - Side Garden
- ![Balcony Off Livin...](/listings/photos/129530720/627169) - Balcony Off Livin...
- ![Balcony Off Kitch...](/listings/photos/129530720/627172) - Balcony Off Kitch...
- ![Photo](/listings/photos/129530720/627179)
- ![OS Plan](/listings/photos/129530720/627181) - OS Plan

## Floorplans

- ![Floorplan 1](/listings/photos/129530720/627183) - Floorplan 1

## EPC Graphs

- ![EPC Front Page](/listings/photos/129530720/627186) - EPC Front Page

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #16330328
- **Address:** 17 Annisgarth Park, WINDERMERE, LA23 2HX
- **Certificate Issued:** 09/06/2024
- **Work Completed:** 15/02/2024
- **Items:** 14 window(s), 4 door(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 17 ANNISGARTH PARK, WINDERMERE, WESTMORLAND AND FURNESS, LA23 2HX | £750,000 | 13/04/2023 | 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 |
|---------|-------|------|------|
| 6 ANNISGARTH DRIVE, WINDERMERE, WESTMORLAND AND FURNESS, LA23 2HD | £3,250,000 | 19/12/2025 | Detached |
| LICKBARROW COTTAGE LICKBARROW CLOSE, WINDERMERE, WESTMORLAND AND FURNESS, LA23 2NF | £435,000 | 21/12/2023 | Detached |
| YEWBECK THORNBARROW DRIVE, WINDERMERE, WESTMORLAND AND FURNESS, LA23 2EP | £615,000 | 12/07/2023 | Detached |
| 4 ANNISGARTH DRIVE, WINDERMERE, WESTMORLAND AND FURNESS, LA23 2HD | £1,590,000 | 03/05/2023 | Detached |
| ELFORD LANGDALE CRESCENT, WINDERMERE, SOUTH LAKELAND, CUMBRIA, LA23 2HE | £750,000 | 26/09/2022 | Detached |
| 12 ANNISGARTH PARK, WINDERMERE, SOUTH LAKELAND, CUMBRIA, LA23 2HX | £507,000 | 21/09/2022 | Detached |
| 95 WINDERMERE PARK, WINDERMERE, SOUTH LAKELAND, CUMBRIA, LA23 2ND | £715,000 | 16/09/2022 | Detached |
| 16 ANNISGARTH PARK, WINDERMERE, SOUTH LAKELAND, CUMBRIA, LA23 2HX | £655,000 | 21/06/2022 | Detached |
| WATERSIDE, 5 CRAIG WALK, WINDERMERE, SOUTH LAKELAND, CUMBRIA, LA23 2ES | £545,000 | 17/06/2022 | Detached |
| 109 WINDERMERE PARK, WINDERMERE, WESTMORLAND AND FURNESS, LA23 2ND | £520,000 | 20/05/2022 | Detached |
| 17 BROW CRESCENT, WINDERMERE, SOUTH LAKELAND, CUMBRIA, LA23 2EY | £356,128 | 18/02/2022 | Detached |
| MARDALE, 12 LICKBARROW CLOSE, WINDERMERE, SOUTH LAKELAND, CUMBRIA, LA23 2NF | £566,000 | 25/06/2021 | Detached |
| 75 WINDERMERE PARK, WINDERMERE, SOUTH LAKELAND, CUMBRIA, LA23 2ND | £675,000 | 24/06/2021 | Detached |

**Area average:** £859,933 (13 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £2,743,925 (6 Detached, LA23, 2024–2026)
- **Deviation:** -70.3%

## Rental Range

*ONS Price Index of Private Rents (North West). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £856/mo
- **Realistic:** £951/mo
- **Optimistic:** £1,046/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for North Cumbria (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £588/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 |
|------|------|------|------|------|
| 3 Bed Detached House, Thornbarrow Road, LA23 | £3,000/mo | 3 | 0.3 miles | OpenRent |
| 3 Bed Detached House, Thornbarrow Road, LA23 | £3,000/mo | 3 | 0.3 miles | OpenRent |
| 3 Bed Semi-Detached House, Queen's Drive, LA23 | £1,195/mo | 3 | 0.35 miles | OpenRent |

**Average rent: £2,398/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.37% (weak for cashflow)
- **Max investor price (0.8%):** £375,000
- **Target investor price (1%):** £300,000

*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 £3,000/mo).*

- **Gross yield:** 4.4%
- **Cost-to-rent:** 22.6×
- **Monthly cashflow:** £-535/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.7%

*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:** £5,621/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 203.3%
- **10y growth:** 355%

## House Price Index (HM Land Registry)

*Official index for North West; Detached series; as of March 2026.*

- **1y growth (index):** 1.1%
- **5y growth (index):** 22.5%
- **10y growth (index):** 56.4%

## 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)

Front Elevation Living Room Kitchen Rear Elevation View from balcony Bedroom 1 Bedroom 2 Bedroom 3 Patio Seating Are... Living Room Kitchen Ensuite Shower Ro... Rear Elevation Bathroom Kitchen Living Room Garden Front Elevation Rear Elevation Front Elevation Side Garden Balcony Off Livin... Balcony Off Kitch... Photo 24 OS Plan

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Property details

Tenure

FREEHOLD

Floor area

145 m²

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£750,000 Apr 2023

Price per m²

£5,621/m²

Local average

£2,743,925 (-70.3%)

Deprivation

Decile 8 (26,941 of 33,755)

Street crime

49 incidents within 1 mile (Apr 2026)

Key features

3 Bedroomed detached house
1 Reception room and 2 bathroom/shower rooms
Peaceful location
Good sized garden with pond
Far reaching views of Lakeland Fells
Close to Bowness and Windermere villages
In good modern order
An ideal family home, investment or second home
Integral double garage and off road parking
Superfast broadband speed of 52 Mbps available*

Additional details

Parking: Garage
Garden: Yes

Description

Location: ** Located on the quiet and private estate of Annisgarth Park, being a small residential cul de sac conveniently positioned for both Bowness and Windermere. The property is surprisingly private and yet so close to all the village amenities.

From Windermere proceed down Lake Road towards Bowness bearing left immediately before the Police Station onto Craig Walk. At the top of Craig Walk bear left into Annisgarth Drive, continuing onto Annisgarth Park, bear around to the left and then down the driveway passing No.18 and then reaching No.17, literally at the end of the cul de sac.

Description: A spacious detached 3 bedroomed house set in a good sized garden plot with off road parking and integral double garage. To the ground floor there is a large 'L' shaped living room with balcony overlooking the gardens with views towards the Lakeland Fells, modern kitchen with breakfast bar with access to large balcony overlooking the gardens, a double bedroom with en-suite shower room and a separate WC. Access to the first floor where a galleried seating area and a large loft space can be found, this could be used as an office space or play room or equally as a store area. To the lower ground floor there are a further 2 bedrooms, 4 piece house bathroom and access to the integral double garage.

Outside the property there is a good sized garden with a feature pond, a patio seating area, gravelled area and of course the 2 balconies off the kitchen and the living room. The mature trees, plants and shrubs allow for plenty of privacy and with the added bonus of many countryside walks from your doorstep.

Accommodation (with approximate measurements)

Ground Floor

Entrance Hall

Hallway

Living/Dining Room 27' 8" x 19' (8.43m x 5.79m)

Balcony 12' 11" x 9' 5" (3.94m x 2.87m)

Kitchen 19' 7" x 8' 10" (5.97m x 2.69m)

Balcony 24' x 6' (7.32m x 1.83m)

Bedroom 1 13' 7" x 10' 1" (4.14m x 3.07m)

First Floor

Loft Space 19' 10" x 10' 2" (6.05m x 3.1m)

Lower Ground Floor

Bedroom 2 13' 8" x 12' 10" (4.17m x 3.91m)

Bedroom 3 13' 5" x 12' 10" (4.09m x 3.91m)

Garage 23' x 19' 9" (7.01m x 6.02m)

Property Information

Outside To the front of the property is a sweeping driveway with parking for several cars and access to the double garage. Surrounding the property are fabulous gardens with feature pond, timber shed/workshop and mature trees, plants and shrubs, a real gardeners haven. There is also a patio seating area perfect for al fresco dining or relaxing in the evening sun.

Services Mains gas, electricity, water and darinage. Double glazing to windows and gas central heating to radiators.

Council Tax South Lakeland District Council - Band G

Tenure Freehold. Vacant possession upon completion.

Viewings: Strictly by appointment with Hackney & Leigh Windermere Sales Office.

Energy Perfomance Certificate The full Energy Performance Certificate is available on our website and also at any of our offices.

What3Words

Notes ** *checked on 1st August 2022 - not checked

Listed by

Windermere

Hackney & Leigh

Reference: 129530720

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 12/08/2022

Expiry date: 11/08/2032

Current heating cost: £1,122/year

Potential heating cost: £946/year

Est. upgrade cost to C: £14,060

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Floor insulation (suspended floor) (£800 - £1,200)
Floor insulation (solid floor) (£4,000 - £6,000)
Low energy lighting for all fixed outlets (£60)
High performance external doors (£3,500)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC Front Page

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #16330328 Recent

Property Details

Street: 17 Annisgarth Park

Town: WINDERMERE

Postcode: LA23 2HX

Installation Details

Items: 14 windows and 4 doors

Certificate Issued: 09/06/2024

Work Completed: 15/02/2024

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	13/04/2023 (3 years ago)	£750,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
6 ANNISGARTH DRIVE, WINDERMERE, WESTMORLAND AND FURNESS, LA23 2HD	£3,250,000	19/12/2025	Detached
LICKBARROW COTTAGE LICKBARROW CLOSE, WINDERMERE, WESTMORLAND AND FURNESS, LA23 2NF	£435,000	21/12/2023	Detached
YEWBECK THORNBARROW DRIVE, WINDERMERE, WESTMORLAND AND FURNESS, LA23 2EP	£615,000	12/07/2023	Detached
4 ANNISGARTH DRIVE, WINDERMERE, WESTMORLAND AND FURNESS, LA23 2HD	£1,590,000	03/05/2023	Detached
ELFORD LANGDALE CRESCENT, WINDERMERE, SOUTH LAKELAND, CUMBRIA, LA23 2HE	£750,000	26/09/2022	Detached
12 ANNISGARTH PARK, WINDERMERE, SOUTH LAKELAND, CUMBRIA, LA23 2HX	£507,000	21/09/2022	Detached
95 WINDERMERE PARK, WINDERMERE, SOUTH LAKELAND, CUMBRIA, LA23 2ND	£715,000	16/09/2022	Detached
16 ANNISGARTH PARK, WINDERMERE, SOUTH LAKELAND, CUMBRIA, LA23 2HX	£655,000	21/06/2022	Detached
WATERSIDE, 5 CRAIG WALK, WINDERMERE, SOUTH LAKELAND, CUMBRIA, LA23 2ES	£545,000	17/06/2022	Detached
109 WINDERMERE PARK, WINDERMERE, WESTMORLAND AND FURNESS, LA23 2ND	£520,000	20/05/2022	Detached
17 BROW CRESCENT, WINDERMERE, SOUTH LAKELAND, CUMBRIA, LA23 2EY	£356,128	18/02/2022	Detached
MARDALE, 12 LICKBARROW CLOSE, WINDERMERE, SOUTH LAKELAND, CUMBRIA, LA23 2NF	£566,000	25/06/2021	Detached
75 WINDERMERE PARK, WINDERMERE, SOUTH LAKELAND, CUMBRIA, LA23 2ND	£675,000	24/06/2021	Detached

Area average: £859,933 (13 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 203.3%

10y growth 355%

House Price Index (HM Land Registry — official index, not sold-price averages): North West. Series: Detached. As of March 2026.

1y (index) 1.1%

5y (index) 22.5%

10y (index) 56.4%

Rental Range

Estimated market rent for North West. Low = conservative, Realistic = average, Optimistic = best case.

Low £856/mo

Realistic £951/mo

Optimistic £1,046/mo

Based on Region from postcode lookup → North West.

LHA (30th percentile) floor for North Cumbria: £588/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View LA23 2HX

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Craig Walk	0.2 miles
Bus stop	Windermere Park	0.2 miles
Shop	Black Sheep Tattoo Studio	0.4 miles
Shop	Julia Tasker Bridal Couture	0.4 miles
Train station	Windermere	0.9 miles
Train station	Staveley	3.5 miles
University	University of Cumbria	5.3 miles
University	University of Cumbria Ambleside Campus	5.3 miles
Hospital	Westmorland General Hospital	8.1 miles

Street-level crime

Category	Count
Violence and sexual offences	28
Drugs	5
Criminal damage and arson	4
Public order	4
Anti-social behaviour	3
Shoplifting	3
Burglary	1
Other theft	1
Total incidents	49

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Goodly Dale Primary School	Primary	0.4 miles	— (Inspected (no overall grade))
St Cuthberts Catholic Primary School, Windermere	Primary	0.4 miles	Requires improvement — 15 Jan 2024
St Martin & St Mary Church of England Primary School	Primary	0.4 miles	Good — 18 Nov 2014
The Lakes School	Secondary	1.9 miles	Good — 6 Jan 2020
Windermere School	Other	3.2 miles	— (No rating)

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
3 Bed Detached House, Thornbarrow Road, LA23	£3,000/mo	3	0.3 miles	OpenRent
3 Bed Detached House, Thornbarrow Road, LA23	£3,000/mo	3	0.3 miles	OpenRent
3 Bed Semi-Detached House, Queen's Drive, LA23	£1,195/mo	3	0.35 miles	OpenRent

Average rent: £2,398/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.37%

Max investor price (0.8%) £375,000

Target investor price (1%) £300,000

Gross yield 4.4%

Cost-to-rent ratio 22.6×

Monthly cashflow £-535/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.7%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).

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