# 3 bedroom semi-detached house for sale (LA11 6AW) ## Property Details | Key | Value | |-----|-------| | Address | 2 THE CRESCENT, GRANGE-OVER-SANDS, CUMBRIA LA11 6AW | | Price | £183,950 | | Bedrooms | 3 | | Bathrooms | 1 | | Construction age | England and Wales: 1930-1949 | | Floor area | 84 m² | | Last sold | £172,500 Aug 2016 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 14/01/2024 — **EXPIRED** (no longer valid for marketing or letting) - **Current heating cost:** £786/year - **Est. upgrade cost to C:** £17,945 ### Recommendations - B (£500 - £1,500) - E (£45) - G (£350 - £450) - N (£4,000 - £6,000) - U (£9,000 - £14,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0011-2885-7594-9294-4405) ## Description **2** **** The Crescent, Grange-Over-Sands, Cumbria, LA11 6AW   **DIRECTIONS** **** From our offices in Main Street proceed over the crossroads into Grange Fell Road. Continue up Grange Fell Road before taking a left hand turn signposted for The Crescent. Number two is the second property on your right hand side.  **ACCOMMODATION** **** The property is approached from the front via winding steps leading through the front garden to the front door. The front door opens onto an entrance hall which in turn provides further access to the lounge, dining room and under stairs storage with further access to the first floor landing.  **LOUNGE** **** 12'10'' (3.93 m) X 10'11'' (3.33 m) A well proportioned main reception room featuring a wooden frame double glazed bay window to the front overlooking the garden. The room centres around a coal effect living flame gas fire with decorative wooden surround and has been finished with a wooden effect floor and neutral decor with feature wall. The lounge provides television, power points and lighting as well as a radiator.  **DINING** **ROOM** **** 10'11'' (3.33 m) X 10'10'' (3.30 m) A second reception room with open access through into the kitchen. The dining room features double glazed window to the rear and provides neutral decor with a decorative wooden picture rail. The room has telephone and power points along with a radiator and lighting.  **KITCHEN** **** 8'2" (2.50 m) X 6'9'' (2.07 m) Comprises a three sided surface with fitted wooden effect storage units throughout. The surface has been finished with splash back tiling and contains a one and a half sink and drainer with mixer tap as well as a four ring gas hob, extractor hood and oven. The room has space for a fridge and features a double glazed window to the rear along with a doorway into the rear garden. Stairs from the entrance hall lead up first floor landing which in turn provides further access to three bedrooms and a bathroom.  **BEDROOM** **ONE** **** 12'7'' (3.84 m) X 10'10'' (3.30 m) A large double bedroom with double glazed window overlooking the rear garden. The room has television and power points along with overhead lighting and provides a fitted storage cupboard.  **BEDROOM** **TWO** **** 12'6'' (3.83 m) X 10'11'' (3.34 m) maximum measurements. A second double bedroom with double glazed window featuring attractive open aspect views over rooftops to Morecambe Bay and beyond. The room has space for storage furniture and a vanity area while providing a radiator and power points.  **BEDROOM** **THREE** **** 8'3'' (2.52 m) X 6'11'' (2.12 m) A single bedroom which could also be used as a home office, study or nursery. The room has a wooden effect floor and neutral decor throughout while providing television, power points and lighting and a fitted storage area.  **BATHROOM** **** 6'7'' (2.00 m) X 6'11'' (2.12 m) Comprises a three piece suite which includes a corner bath with wall mounted shower, WC and wash hand basin with vanity surface and fitted storage. The room contains full height tiling to the walls and a wooden frame double glazed window to the rear while also benefiting from a wall mounted mirror with fitted spotlighting and a heated towel rail.  **EXTERNALLY** ****   **2** **** The Crescent is approached from the front via winding steps up through a planted garden to the front door. To the rear of the property is a stone paved patio area with access to a storage shed and further stone steps leading up past a further seating area to a separate shaped lawn and rockery garden with additional pebbled drying area. Beyond this there is off road parking and a detached single garage.  **GARAGE** ****   **PARKING** ****   **TENURE** ****   **Freehold** ****   ## Property Photos - ![Photo](/listings/photos/53275625/727765) - ![Photo](/listings/photos/53275625/727769) - ![Photo](/listings/photos/53275625/727771) - ![Photo](/listings/photos/53275625/727774) - ![Photo](/listings/photos/53275625/727782) - ![Photo](/listings/photos/53275625/727787) - ![Photo](/listings/photos/53275625/727791) - ![Photo](/listings/photos/53275625/727795) - ![Photo](/listings/photos/53275625/727800) - ![Photo](/listings/photos/53275625/727801) - ![Photo](/listings/photos/53275625/727806) - ![Photo](/listings/photos/53275625/727811) - ![Photo](/listings/photos/53275625/727815) - ![Photo](/listings/photos/53275625/727819) ## Floorplans - ![Floorplan 1](/listings/photos/53275625/727822) - Floorplan 1 ## EPC Graphs - ![EPC Front Page](/listings/photos/53275625/727824) - EPC Front Page ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 2 THE CRESCENT, GRANGE-OVER-SANDS, SOUTH LAKELAND, CUMBRIA, LA11 6AW | £172,500 | 25/08/2016 | Semi-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 | |---------|-------|------|------| | MOOREDGE THE CRESCENT, GRANGE-OVER-SANDS, WESTMORLAND AND FURNESS, LA11 6AW | £215,500 | 07/08/2023 | Semi-detached | | FELL CREST THE CRESCENT, GRANGE-OVER-SANDS, WESTMORLAND AND FURNESS, LA11 6AW | £245,000 | 15/06/2023 | Semi-detached | | 25 GRANGE FELL ROAD, GRANGE-OVER-SANDS, SOUTH LAKELAND, CUMBRIA, LA11 6AD | £250,000 | 19/11/2021 | Semi-detached | | 23 FELL CLOSE, GRANGE-OVER-SANDS, SOUTH LAKELAND, CUMBRIA, LA11 7JG | £197,000 | 21/09/2021 | Semi-detached | **Area average:** £226,875 (4 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £306,886 (11 Semi-detached, LA11, 2024–2026) - **Deviation:** -40.1% ## 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):** £588/mo ## 1% Rule - **Rent ratio:** 0.52% (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:** £2,190/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -7% - **10y growth:** 41.8% ## House Price Index (HM Land Registry) *Official index for North West; Semi-detached series; as of March 2026.* - **1y growth (index):** 0.7% - **5y growth (index):** 24.5% - **10y growth (index):** 66.9% ## 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)