Sold STC Bungalow

TREETOPS

THE CRESCENT, GRANGE-OVER-SANDS, CUMBRIA LA11 6AW

2 beds 829 sq ft Listed 31 Jul 2017 (-3250d)

£230,000

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# 2 bedroom bungalow for sale (LA11 6AW)

## Property Details

| Key | Value |
|-----|-------|
| Address | TREETOPS, THE CRESCENT, GRANGE-OVER-SANDS, CUMBRIA LA11 6AW |
| Price | £230,000 |
| Bedrooms | 2 |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 77 m² |
| Last sold | £220,000 Oct 2017 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 01/08/2027
- **Current heating cost:** £787/year
- **Est. upgrade cost to C:** £24,533

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- C (£15 - £30)
- E (£10)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0028-4094-7208-5933-2964)

## Description

Treetops is a very well-maintained detached two double bedroom bungalow, situated in a pleasant cul-de-sac and offering nicely proportioned accommodation arranged over a single level. There is a lovely conservatory situated to the rear of the property which opens out onto the well kept gardens. There are two parking spaces as well as a garage.

**Directions**

Travelling from our Grange Office, continue up the Main Street to the mini roundabout taking the second exit into the continuation of Main Street. At the crossroads continue straight ahead into Fell Road. The Crescent can be found towards the top of the hill on the left hand side. Take the left turn and continue until the road branches off to the left and right. Take the right turn and Tree Tops is found on the left hand side.

**Location**

Grange-over-Sands enjoys a pleasant position, set along the shores of Morecambe Bay. With a mile long promenade, a wide variety of individual boutique style shops and services, an award winning butchers, chocolatier to name but a few. There is an ornamental garden and duck pond. Grange is popular with holiday makers and is only a fifteen minute or so drive to the lake at Fell Foot.

**Outside**

There are well-maintained gardens to the front and rear of the property, mainly laid to lawns with well-stocked flowerbeds and rockeries.

Off-road parking for 2 vehicles

**Services**

All mains services are connected to the property.

## Property Photos

- ![Front Elevation](/listings/photos/61128256/727920) - Front Elevation
- ![Rear Garden](/listings/photos/61128256/727922) - Rear Garden
- ![Kitchen](/listings/photos/61128256/727927) - Kitchen
- ![Lounge](/listings/photos/61128256/727930) - Lounge
- ![Conservatory](/listings/photos/61128256/727935) - Conservatory
- ![Bedroom](/listings/photos/61128256/727938) - Bedroom
- ![Bedroom](/listings/photos/61128256/727942) - Bedroom
- ![Shower Room](/listings/photos/61128256/727945) - Shower Room
- ![Rear Elevation](/listings/photos/61128256/727951) - Rear Elevation
- ![Rear Garden](/listings/photos/61128256/727954) - Rear Garden

## Floorplans

- ![Floorplan](/listings/photos/61128256/727956) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/61128256/727959) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| TREETOPS THE CRESCENT, GRANGE-OVER-SANDS, SOUTH LAKELAND, CUMBRIA, LA11 6AW | £220,000 | 06/10/2017 | 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 |
|---------|-------|------|------|
| ATHLONE THE CRESCENT, GRANGE-OVER-SANDS, WESTMORLAND AND FURNESS, LA11 6AW | £270,000 | 16/07/2024 | Detached |
| BRANSFIELD THE CRESCENT, GRANGE-OVER-SANDS, WESTMORLAND AND FURNESS, LA11 6AW | £329,500 | 06/04/2023 | Detached |
| ATHLONE THE CRESCENT, GRANGE-OVER-SANDS, WESTMORLAND AND FURNESS, LA11 6AW | £310,000 | 28/10/2022 | Detached |
| CHURCHGATE 2 GRANGE FELL ROAD, GRANGE-OVER-SANDS, SOUTH LAKELAND, CUMBRIA, LA11 6AN | £280,000 | 28/09/2022 | Detached |
| 14 MEADOWBANK LANE, GRANGE-OVER-SANDS, SOUTH LAKELAND, CUMBRIA, LA11 6AT | £425,000 | 02/03/2022 | Detached |
| 5 MEADOWBANK LANE, GRANGE-OVER-SANDS, SOUTH LAKELAND, CUMBRIA, LA11 6AT | £358,000 | 04/02/2022 | Detached |
| BRAMBLES ASHMOUNT ROAD, GRANGE-OVER-SANDS, SOUTH LAKELAND, CUMBRIA, LA11 6BX | £690,000 | 22/12/2021 | Detached |
| 13A MEADOWBANK LANE, GRANGE-OVER-SANDS, WESTMORLAND AND FURNESS, LA11 6AT | £475,000 | 09/12/2021 | Detached |
| GREENSIDE ASHMOUNT ROAD, GRANGE-OVER-SANDS, SOUTH LAKELAND, CUMBRIA, LA11 6BX | £465,000 | 29/06/2021 | Detached |

**Area average:** £400,278 (9 sales)

## Price vs local average

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

- **Local average:** £519,681 (18 Detached, LA11, 2024–2026)
- **Deviation:** -55.7%

## 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 North Cumbria (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £474/mo

## 1% Rule

- **Rent ratio:** 0.41% (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:** £2,987/m²

## Capital growth trend

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

- **5y growth:** 15.7%
- **10y growth:** 67.2%

## 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 Rear Garden Kitchen Lounge Conservatory Bedroom Bedroom Shower Room Rear Elevation Rear Garden

/ 10

Property details

Tenure

FREEHOLD

Floor area

77 m²

EPC rating

Year built

England and Wales: 1976-1982

Last sold

£220,000 Oct 2017

Price per m²

£2,987/m²

Local average

£519,681 (-55.7%)

Deprivation

Decile 8 (25,987 of 33,755)

Street crime

9 incidents within 1 mile (Apr 2026)

Key features

Situated in a small cul-de-sac
Offering two double bedrooms
Conservatory accessed from Lounge
Good sized Breakfast Kitchen
Modern shower room
Utility room leads into the single Garage
Two off-road parking spaces
Gardens to the front and rear.

Additional details

Parking: Yes
Garden: Yes

Description

A detached two double bedroom true bungalow offering comfortable and well-maintained accommodation in a small cul-de-sac location. The property has the benefit of gas central heating and double glazing. A conservatory to the rear and gardens to the front and rear. Single garage and dual parking.

Treetops is a very well-maintained detached two double bedroom bungalow, situated in a pleasant cul-de-sac and offering nicely proportioned accommodation arranged over a single level. There is a lovely conservatory situated to the rear of the property which opens out onto the well kept gardens. There are two parking spaces as well as a garage.

Directions
Travelling from our Grange Office, continue up the Main Street to the mini roundabout taking the second exit into the continuation of Main Street. At the crossroads continue straight ahead into Fell Road. The Crescent can be found towards the top of the hill on the left hand side. Take the left turn and continue until the road branches off to the left and right. Take the right turn and Tree Tops is found on the left hand side.

Location
Grange-over-Sands enjoys a pleasant position, set along the shores of Morecambe Bay. With a mile long promenade, a wide variety of individual boutique style shops and services, an award winning butchers, chocolatier to name but a few. There is an ornamental garden and duck pond. Grange is popular with holiday makers and is only a fifteen minute or so drive to the lake at Fell Foot.

Outside
There are well-maintained gardens to the front and rear of the property, mainly laid to lawns with well-stocked flowerbeds and rockeries.
Off-road parking for 2 vehicles

Services
All mains services are connected to the property.

Listed by

Grange-over-sands

H&H Land & Estates Limited

Reference: 61128256

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 02/08/2017

Expiry date: 01/08/2027

Current heating cost: £787/year

Potential heating cost: £498/year

Est. upgrade cost to C: £24,533

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

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Increase hot water cylinder insulation (£15 - £30)
Low energy lighting for all fixed outlets (£10)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Sold	06/10/2017 (8 years ago)	£220,000	—

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
ATHLONE THE CRESCENT, GRANGE-OVER-SANDS, WESTMORLAND AND FURNESS, LA11 6AW	£270,000	16/07/2024	Detached
BRANSFIELD THE CRESCENT, GRANGE-OVER-SANDS, WESTMORLAND AND FURNESS, LA11 6AW	£329,500	06/04/2023	Detached
ATHLONE THE CRESCENT, GRANGE-OVER-SANDS, WESTMORLAND AND FURNESS, LA11 6AW	£310,000	28/10/2022	Detached
CHURCHGATE 2 GRANGE FELL ROAD, GRANGE-OVER-SANDS, SOUTH LAKELAND, CUMBRIA, LA11 6AN	£280,000	28/09/2022	Detached
14 MEADOWBANK LANE, GRANGE-OVER-SANDS, SOUTH LAKELAND, CUMBRIA, LA11 6AT	£425,000	02/03/2022	Detached
5 MEADOWBANK LANE, GRANGE-OVER-SANDS, SOUTH LAKELAND, CUMBRIA, LA11 6AT	£358,000	04/02/2022	Detached
BRAMBLES ASHMOUNT ROAD, GRANGE-OVER-SANDS, SOUTH LAKELAND, CUMBRIA, LA11 6BX	£690,000	22/12/2021	Detached
13A MEADOWBANK LANE, GRANGE-OVER-SANDS, WESTMORLAND AND FURNESS, LA11 6AT	£475,000	09/12/2021	Detached
GREENSIDE ASHMOUNT ROAD, GRANGE-OVER-SANDS, SOUTH LAKELAND, CUMBRIA, LA11 6BX	£465,000	29/06/2021	Detached

Area average: £400,278 (9 sales)

Capital growth trend

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

5y growth 15.7%

10y growth 67.2%

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 £859/mo

Realistic £954/mo

Optimistic £1,049/mo

Based on Region from postcode lookup → North West.

LHA (30th percentile) floor for North Cumbria: £474/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View LA11 6AW

Nearby

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

Type	Name	Distance
Bus stop	The Crescent	0.1 miles
Bus stop	Fell Drive	0.2 miles
Shop	Grange Laundry	0.5 miles
Shop	J. Procter	0.5 miles
Train station	Grange-over-Sands	0.9 miles
Train station	Kents Bank	1.3 miles
Hospital	Unknown	7.1 miles
Hospital	Queen Victoria Hospital	8.7 miles
University	University of Cumbria, Lancaster Campus	11.8 miles

Street-level crime

Category	Count
Violence and sexual offences	4
Criminal damage and arson	3
Other crime	1
Public order	1
Total incidents	9

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
Grange CofE Primary School	Primary	0.3 miles	Good — 8 Nov 2023
Fell House School	Other	0.4 miles	Good — 20 May 2024
Allithwaite CofE Primary School	Primary	1.0 miles	Good — 10 Jun 2013
Cartmel Priory CofE School	Secondary	1.1 miles	Good — 4 Jul 2013
Cartmel CofE Primary School	Primary	1.2 miles	Good — 12 May 2020

Rental Comparables

Rental listings exist nearby, but none matched the 2-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.41%

Max investor price (0.8%) £119,250

Target investor price (1%) £95,400

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).