# 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 | | Last sold | £750,000 Apr 2023 | ## 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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 210.6% - **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)