# 2 bedroom cottage for sale (LA23 1EX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 9, PRIORY COTTAGES, RAYRIGG ROAD, WINDERMERE, WESTMORLAND AND FURNESS LA23 1EX |
| Price | £279,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 35 m² |
| Last sold | £322,500 Sep 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** A
- **Current heating cost:** £960/year
- **Est. upgrade cost to C:** £16,225

### Recommendations
- A (£100 - £350)
- W2 (£4,000 - £6,000)
- L2 (£1,200 - £1,800)
- 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/9635-3047-5207-3865-9200)

## Description

This lovely single-storey mid-terrace cottage is set in an elevated position within the exclusive Priory Manor Private Estate and is within walking distance of Windermere town. Its west facing position enjoys unrestricted views across the lake towards the distant fells, and captures the sun through to sundown. It is perfectly placed for ease of access to explore this magical part of the National Park.

Nestled in the heart of the picturesque Lake District, this charming 2 bedroom terraced cottage offers a tranquil retreat with stunning lake views. The single-storey mid-terraced property boasts an open plan living area with a fully fitted kitchen. Two double bedrooms provide comfortable accommodation, complemented by a three-piece suite bathroom. With the convenience of double glazing and electric heating, this cottage is as cosy as it is inviting. 

Step outside into the enchanting garden space that surrounds the cottage, and you are greeted with a harmonious blend of established trees, shrubs, and flowers. Pathways wind through the lush lawn, leading to vantage points that offer breathtaking views across Windermere Lake. A track meanders down to the shore of Lake Windermere, where one can unwind while taking in the serene water views or partake in a variety of water activities. Whether enjoying a morning coffee amidst the tranquil setting or hosting a gathering with loved ones, the outdoor space of this property offers endless possibilities for relaxation and recreation. The convenience of allocated parking adds to the allure of this idyllic retreat, ensuring that coming home will always be a seamless and pleasant experience. Experience the beauty of lakeside living in this inviting terraced cottage, where the serenity of nature converges with modern comforts to create a truly special place to call home.

EPC Rating: D**KITCHEN LIVING AREA** (3.96m x 5.2m) 

**BEDROOM** (2.59m x 2.96m) 

**BEDROOM** (2.12m x 2.56m) 

**BATHROOM** (1.63m x 1.86m) 

**INNER HALLWAY** (0.7m x 1.43m) 

**IDENTIFICATION CHECKS** 

Should a purchaser(s) have an offer accepted on a property marketed by THW Estate Agents they will need to undertake an identification check. This is done to meet our obligation under Anti Money Laundering Regulations (AML) and is a legal requirement. We use a specialist third party service to verify your identity. The cost of these checks is £43.20 inc. VAT per buyer, which is paid in advance, when an offer is agreed and prior to a sales memorandum being issued. This charge is non-refundable.

**SERVICES** 

Mains electric, mains water, mains drainage

**DIRECTIONS** 

Follow the A590 until it merges onto Ambleside road, upon coming to the first roundabout take the first exit onto Rayrigg road then take the next right follow the road round where parking for 10 Priory cottage is located WHAT3WORDS:///track.catchers.flamingo

**Garden** 

The gardens include a variety of established trees, shrubs and flowers amidst pathways and lawn with breathtaking views across Windermere Lake. There is a track leading down to the shore of Lake Windermere- perfect for relaxing or enjoying any water activities.

**Parking - Allocated parking** 

Allocated parking.

## Property Photos

- ![Private jetty for resident's use](/listings/photos/160900220/497957) - Private jetty for resident's use
- ![Communal Gardens & Lake Views](/listings/photos/160900220/497958) - Communal Gardens & Lake Views
- ![View From Private Jetty](/listings/photos/160900220/497959) - View From Private Jetty
- ![Kitchen Living Area](/listings/photos/160900220/497962) - Kitchen Living Area
- ![Front Exterior](/listings/photos/160900220/497964) - Front Exterior
- ![Kitchen](/listings/photos/160900220/497967) - Kitchen
- ![Kitchen Living Area](/listings/photos/160900220/497968) - Kitchen Living Area
- ![Bedroom No. 1](/listings/photos/160900220/497969) - Bedroom No. 1
- ![Kitchen Living Area](/listings/photos/160900220/497971) - Kitchen Living Area
- ![Bedroom No. 2](/listings/photos/160900220/497974) - Bedroom No. 2
- ![Shower Room](/listings/photos/160900220/497975) - Shower Room
- ![Communal Gardens](/listings/photos/160900220/497976) - Communal Gardens
- ![Communal Gardens](/listings/photos/160900220/497977) - Communal Gardens
- ![EPC RATING D](/listings/photos/160900220/497979) - EPC RATING D

## Floorplans

- ![All](/listings/photos/160900220/497980) - All

## EPC Graphs

- ![EPC 1](/listings/photos/160900220/497982) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| PRIORY COTTAGES 9 RAYRIGG ROAD, WINDERMERE, WESTMORLAND AND FURNESS, LA23 1EX | £322,500 | 08/09/2025 | 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 |
|---------|-------|------|------|
| 9 PRIORY GRANGE, WINDERMERE, WESTMORLAND AND FURNESS, LA23 1BF | £499,136 | 22/11/2023 | Detached |
| PRIORY COTTAGES 13B RAYRIGG ROAD, WINDERMERE, SOUTH LAKELAND, CUMBRIA, LA23 1EX | £652,300 | 10/11/2022 | Detached |
| 6 APPLERIGG, WINDERMERE, SOUTH LAKELAND, CUMBRIA, LA23 1EW | £650,000 | 18/03/2022 | Detached |
| 2 EDLAN PLACE, TROUTBECK BRIDGE, WINDERMERE, SOUTH LAKELAND, CUMBRIA, LA23 1QE | £485,000 | 20/08/2021 | Detached |

**Area average:** £571,609 (4 sales)

## Price vs local average

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

- **Local average:** £2,743,925 (6 Detached, LA23, 2024–2026)
- **Deviation:** -89.8%

## 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):** £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 Detached House, St. Marys Park, LA23 | £1,200/mo | 2 | 0.41 miles | OpenRent |
| 2 Bed Flat, Thwaites Lee, LA23 | £850/mo | 2 | 1.12 miles | OpenRent |

**Average rent: £1,025/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.37% (weak for cashflow)
- **Max investor price (0.8%):** £128,125
- **Target investor price (1%):** £102,500

*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 £1,025/mo).*

- **Gross yield:** 4.4%
- **Cost-to-rent:** 22.7×
- **Monthly cashflow:** £-201/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3%

*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:** £7,971/m²

## Capital growth trend

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

- **5y growth:** 244.8%
- **10y growth:** 269.9%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 2.8%
- **5y growth (index):** 24.6%
- **10y growth (index):** 56.3%

## 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)