# 2 bedroom flat for sale (LA9 4RF) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 1, HALLS YARD, STRICKLANDGATE, KENDAL, WESTMORLAND AND FURNESS LA9 4RF | | Price | £150,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | B | | Construction age | England and Wales: before 1900 | | Floor area | 63 m² | | Last sold | £145,000 Nov 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** E - **Potential rating:** D - **Expiry date:** 11/08/2031 - **Current heating cost:** £1,170/year - **Est. upgrade cost to C:** £3,300 ### Recommendations - A3 (£1,500 - £2,700) - E (£45) - Y (£585 - £725) - X (£500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0360-2852-3080-2899-4855) ## Description A well presented maisonette offered chain free and is an ideal investment buy, lock up and go second home, or a main home for those looking to enjoy town centre living. The property is located at the bottom of Stricklandgate and just on the fringes of the town centre. This is a first floor flat, above the Frothy Moon wedding shop and enjoying a secure access from the street via a telecom system. Once in the Yard, you ascend a metal staircase and onto a large balcony area which provides access to the maisonette and a neighbouring flat. Internally on the first floor you will find an entrance hall, living room and kitchen whilst on the upper level there is a landing, two bedrooms and a bathroom. The flat has electric central heating and is double glazed. With the accommodation spanning two floors and having balcony space immediately outside the entrance door, the property feels more like a house than a flat and an internal viewing will confirm this. The balcony offers a space to sit out and enjoy the sun before strolling into town and experiencing the local amenities, bars, cafes and restaurants. Kendal is full of independent shops and leisure facilities and there is a Marks & Spencer and Booths within easy walking distance. Looking further afield, Kendal has excellent connections with the M6 and the West Coast main rail line at Oxenholme, and it is just a 9 miles drive to Windermere, taking you into the heart of the Lake District National Park. The property is on a long lease, running 999 years from the 1st of June 2004. **Entrance Hall** - You enter through a timber framed part glazed timber door and step into a welcoming hallway providing access to the kitchen, living room, and the stairs rising to the first floor. You will find a useful understairs storage cupboard and an attractive light oak laminated floor that extends into the living room for a contemporary look. **Living Room** - A wonderfully bright room with natural light flooding in from the two windows that overlook Stricklandgate. There is plenty of room for a sofa and chairs and television table. **Kitchen** - Fitted with a range of units at wall and base level and with contrasting work surfaces running over. The kitchen is well equipped with undercounter fridge and freezer, a dishwasher, space and plumbing for a washing machine, an electric hob and oven, overhead extractor and an inset sink and drainer. **First Floor Landing** - Accessed from the stairs rising from the hallway and being full of light, helped by the sun-light tube positioned at the top of the stairwell. **Bedroom One** - A good sized double room with plenty of space for a double bed and with generous storage with built-in cupboards. **Bedroom Two** - The second room has a sky light window and offers space for a single bed. Please note there is some restriction on head-hight. **Bathroom** - The bathroom suite comprises of a panel bath with an overhead thermostatic valve shower, a pedestal wash-hand basin and a low level WC. The elevations and floor are fully tiled and there is a white towel rail. **Balcony** - Outside the front door you find a balcony area offering room to sit outdoors and decorate planters and pots. The space is shared with one other flat. **Communal Entrance** - The entrance is from Stricklandgate with a secure telecom access. You will find a meter cupboard in the alley and a metal staircase rising to the level balcony and access to the flat. **Aml Disclosure** - Agents are required by law to conduct Anti-Money Laundering checks on all those buying a property. Hunters charge £30 (including VAT) for an AML check per buyer. This is a non-refundable fee. The charges cover the cost of obtaining relevant data, any manual checks that are required, and ongoing monitoring. This fee is payable in advance prior to the issuing of a memorandum of sale on the property you are seeking to buy. **Leasehold Information** - Please note the property is Leasehold and the service charge per annum is £858.00 and the next review date is 01/09/2025. Managed common areas - The corridor access from the front Stricklandgate door, the exterior of the building and the interior yard area are managed by Halls Yard Management Company. Each property owner in Hall’s Yard is automatically a Director of HYMC. The new owner of Flat 1 will automatically become a Director. **Nb** - We advise all potential parties to make their own enquires with the mortgage lender as the property is over a commercial unit. ## Property Photos - ![Balcony](/listings/photos/160712015/219930) - Balcony - ![Balcony](/listings/photos/160712015/219933) - Balcony - ![Living Room](/listings/photos/160712015/219934) - Living Room - ![Living Room](/listings/photos/160712015/219935) - Living Room - ![Kitchen](/listings/photos/160712015/219937) - Kitchen - ![Entrance Hall](/listings/photos/160712015/219938) - Entrance Hall - ![Bedroom One](/listings/photos/160712015/219939) - Bedroom One - ![Bedroom One](/listings/photos/160712015/219940) - Bedroom One - ![Bedroom One](/listings/photos/160712015/219942) - Bedroom One - ![Bathroom](/listings/photos/160712015/219944) - Bathroom - ![Bedroom Two](/listings/photos/160712015/219946) - Bedroom Two - ![First Floor Landing](/listings/photos/160712015/219948) - First Floor Landing - ![Balcony](/listings/photos/160712015/219951) - Balcony - ![111.jpg](/listings/photos/160712015/219953) - 111.jpg ## Floorplans - ![CAM04559G0-PR0120-BUILD01.jpg](/listings/photos/160712015/219955) - CAM04559G0-PR0120-BUILD01.jpg - ![CAM04559G0-PR0120-BUILD01-FLOOR00.jpg](/listings/photos/160712015/219957) - CAM04559G0-PR0120-BUILD01-FLOOR00.jpg - ![CAM04559G0-PR0120-BUILD01-FLOOR01.jpg](/listings/photos/160712015/219959) - CAM04559G0-PR0120-BUILD01-FLOOR01.jpg ## EPC Graphs - ![EE Rating](/listings/photos/160712015/219961) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | HALLS YARD FLAT 1 STRICKLANDGATE, KENDAL, WESTMORLAND AND FURNESS, LA9 4RF | £145,000 | 14/11/2025 | Flat | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | EDDINGTON LODGE 44 DOCKRAY HALL ROAD, KENDAL, WESTMORLAND AND FURNESS, LA9 4DB | £381,950 | 28/03/2024 | Flat | | EDDINGTON LODGE 55 DOCKRAY HALL ROAD, KENDAL, WESTMORLAND AND FURNESS, LA9 4DB | £289,950 | 28/03/2024 | Flat | | EDDINGTON LODGE 2 DOCKRAY HALL ROAD, KENDAL, WESTMORLAND AND FURNESS, LA9 4DB | £409,950 | 25/03/2024 | Flat | | EDDINGTON LODGE 23 DOCKRAY HALL ROAD, KENDAL, WESTMORLAND AND FURNESS, LA9 4DB | £376,150 | 22/03/2024 | Flat | | EDDINGTON LODGE 45 DOCKRAY HALL ROAD, KENDAL, WESTMORLAND AND FURNESS, LA9 4DB | £307,950 | 18/12/2023 | Flat | | [Same street] YARD, 143 HINCKLEY HOUSE STRICKLANDGATE, KENDAL, WESTMORLAND AND FURNESS, LA9 4RF | £325,000 | 31/10/2023 | Other | | EDDINGTON LODGE 3 DOCKRAY HALL ROAD, KENDAL, WESTMORLAND AND FURNESS, LA9 4DB | £427,950 | 20/10/2023 | Flat | | LIBERTY HOUSE YARD 5 APARTMENT 102 HIGHGATE, KENDAL, WESTMORLAND AND FURNESS, LA9 4BU | £140,000 | 26/05/2023 | Flat | | 46 WOOLPACK YARD, KENDAL, WESTMORLAND AND FURNESS, LA9 4NG | £150,000 | 25/04/2023 | Flat | | 4 PRINTERS CROFT, KENDAL, WESTMORLAND AND FURNESS, LA9 4DJ | £210,000 | 16/12/2022 | Flat | | 27 - 29 FLAT 2 MARKET PLACE, KENDAL, SOUTH LAKELAND, CUMBRIA, LA9 4TP | £118,145 | 25/10/2022 | Flat | | 11 PRINTERS CROFT, KENDAL, SOUTH LAKELAND, CUMBRIA, LA9 4DJ | £198,000 | 21/10/2022 | Flat | | [Same street] HALLS YARD FLAT 4 STRICKLANDGATE, KENDAL, SOUTH LAKELAND, CUMBRIA, LA9 4RF | £132,000 | 14/01/2022 | Flat | | 21A MARKET PLACE, KENDAL, SOUTH LAKELAND, CUMBRIA, LA9 4TP | £76,000 | 22/12/2021 | Flat | | [Same street] 121A STRICKLANDGATE, KENDAL, SOUTH LAKELAND, CUMBRIA, LA9 4RF | £100,000 | 03/12/2021 | Flat | | [Same street] YARD, 143 CLYDE COTTAGE STRICKLANDGATE, KENDAL, SOUTH LAKELAND, CUMBRIA, LA9 4RF | £320,000 | 26/11/2021 | Detached | | NEW BANK YARD, 17 FLAT 1 HIGHGATE, KENDAL, SOUTH LAKELAND, CUMBRIA, LA9 4DA | £125,000 | 22/11/2021 | Flat | **Street average:** £219,250 (4 sales) **Area average:** £247,003 (13 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £151,640 (25 Flat, LA9, 2024–2026) - **Deviation:** -1.1% ## 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 Kendal (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £648/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 Flat, Highgate, LA9 | £950/mo | 2 | 0.22 miles | OpenRent | **Average rent: £950/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.63% (weak for cashflow) - **Max investor price (0.8%):** £118,750 - **Target investor price (1%):** £95,000 *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 £950/mo).* - **Gross yield:** 7.6% - **Cost-to-rent:** 13.2× - **Monthly cashflow:** £239/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 6.6% *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:** £2,381/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -27% - **10y growth:** -5% ## House Price Index (HM Land Registry) *Official index for North West; Flats and maisonettes series; as of March 2026.* - **1y growth (index):** -7.4% - **5y growth (index):** 6.8% - **10y growth (index):** 45.6% ## 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)