# 2 bedroom house for sale (DE45 1BX)

## Property Details

| Key | Value |
|-----|-------|
| Address | COULSDEN COTTAGE, BATH STREET, BAKEWELL, DERBYSHIRE DE45 1BX |
| Price | £350,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | E |
| Construction age | England and Wales: before 1900 |
| Floor area | 117 m² |
| Last sold | £332,500 Feb 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Expiry date:** 22/01/2035
- **Current heating cost:** £2,088/year
- **Est. upgrade cost to C:** £25,600

### Recommendations
- A3 (£1,500 - £2,700)
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- 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/0360-2237-1490-2025-4655)

## Description

A charming Grade II Listed two/three bedroomed cottage beautifully positioned in the heart of Bakewell, benefitting from gated off road parking for one vehicle and easily maintained courtyard garden. This deceptively spacious cottage has well proportioned accommodation arranged over two floors and has been a very successful holiday let, however is also well suited as a main residence or lock up and leave.

A charming Grade II Listed two/three bedroomed cottage beautifully positioned in the heart of Bakewell, benefitting from gated off road parking for one vehicle and easily maintained courtyard garden. This deceptively spacious cottage has well proportioned accommodation arranged over two floors and has been a very successful holiday let, however is also well suited as a main residence or lock up and leave.

A solid wood door opens to the entrance hall with access to all ground floor accommodation and stairs rise to the first floor. Accessed from the entrance hall is a cloakroom/WC with wash basin, boot room and utility cupboard with plumbing for a washing machine. The dining kitchen is a spacious room with Georgian style sash window looking onto Bath Street and an alternative front door. The spacious L-shaped room has convenient storage and solid wood flooring throughout. The kitchen features a range of high gloss units surmounted by extensive worktops incorporating stainless steel sink and drainer, Bosch oven, four burner hob, extractor hood, under counter Bosch dishwasher and under counter fridge. 

The sitting room is a spacious dual aspect room with two large windows overlooking the garden, electric inset heater and exposed solid wood lintels.

Stairs rise to the first floor landing with access to all rooms. Bedroom one is a large double bedroom with dressing area and en-suite bathroom. The bathroom comprises counter top wash basin, bath with shower over, low flush WC and chrome heated towel rail. Bedroom two is a further generous double bedroom with rear facing aspect across the courtyard garden. This large double room is currently divided into a large double and a twin room, ideal for holiday letting. The family shower room with a white suite completes the accommodation and comprises shower enclosure with chrome attachment, low flush WC, counter top wash basin and chrome heated towel rail.

Outside, to the rear of the property is gated off road parking for one vehicle. The courtyard garden features patio areas, stone troughs and foliage providing privacy. At present, the courtyard garden is configured for one car and some planted areas but the space could be rearranged to take two cars if required.

## Property Photos

- ![Rear External-3.jpg](/listings/photos/139562624/223325) - Rear External-3.jpg
- ![Reception Room-2.jpg](/listings/photos/139562624/223326) - Reception Room-2.jpg
- ![Kitchen-2.jpg](/listings/photos/139562624/223327) - Kitchen-2.jpg
- ![Bedroom 1-2.jpg](/listings/photos/139562624/223328) - Bedroom 1-2.jpg
- ![Bedroom 1-4.JPG](/listings/photos/139562624/223329) - Bedroom 1-4.JPG
- ![Bedroom 2-1.jpg](/listings/photos/139562624/223330) - Bedroom 2-1.jpg
- ![Bedroom 3-1.jpg](/listings/photos/139562624/223331) - Bedroom 3-1.jpg
- ![Kitchen-4.jpg](/listings/photos/139562624/223332) - Kitchen-4.jpg
- ![En Suite-1.jpg](/listings/photos/139562624/223333) - En Suite-1.jpg
- ![Kitchen-1.jpg](/listings/photos/139562624/223334) - Kitchen-1.jpg
- ![Rear External-1.jpg](/listings/photos/139562624/223335) - Rear External-1.jpg
- ![Front External-1.jpg](/listings/photos/139562624/223336) - Front External-1.jpg
- ![Reception Room-3.jpg](/listings/photos/139562624/223337) - Reception Room-3.jpg
- ![Shower Room-1.jpg](/listings/photos/139562624/223338) - Shower Room-1.jpg
- ![Front External-3.jpg](/listings/photos/139562624/223339) - Front External-3.jpg

## Floorplans

- ![Coulsden Cottage.JPG](/listings/photos/139562624/223340) - Coulsden Cottage.JPG

## EPC Graphs

- ![EE Rating](/listings/photos/139562624/223341) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| COULSDEN COTTAGE BATH STREET, BAKEWELL, DERBYSHIRE DALES, DERBYSHIRE, DE45 1BX | £332,500 | 25/02/2025 | Terraced |
| COULSDEN COTTAGE BATH STREET, BAKEWELL, DERBYSHIRE DALES, DERBYSHIRE, DE45 1BX | £30,000 | 03/05/1996 | 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 |
|---------|-------|------|------|
| [Same street] BANK HOUSE 3 BATH STREET, BAKEWELL, DERBYSHIRE DALES, DERBYSHIRE, DE45 1BX | £310,000 | 24/11/2023 | Other |
| THE OLD STABLES BUXTON ROAD, BAKEWELL, DERBYSHIRE DALES, DERBYSHIRE, DE45 1BZ | £55,000 | 06/04/2023 | Other |
| RUTLAND BUILDINGS 1-2 RUTLAND SQUARE, BAKEWELL, DERBYSHIRE DALES, DERBYSHIRE, DE45 1BZ | £250,000 | 08/07/2022 | Other |
| [Same street] STONECROFT BATH STREET, BAKEWELL, DERBYSHIRE DALES, DERBYSHIRE, DE45 1BX | £480,000 | 25/06/2021 | Detached |

**Street average:** £395,000 (2 sales)
**Area average:** £152,500 (2 sales)

## Price vs local average

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

- **Local average:** £491,518 (4 Other, DE45, 2024–2026)
- **Deviation:** -28.8%

## Rental Range

*ONS Price Index of Private Rents (Derbyshire Dales). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £725/mo
- **Realistic:** £805/mo
- **Optimistic:** £886/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Sheffield (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £618/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, Coombs Rd, DE45 | £1,350/mo | 2 | 0.21 miles | OpenRent |

**Average rent: £1,350/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £168,750
- **Target investor price (1%):** £135,000

*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 £1,350/mo).*

- **Gross yield:** 4.6%
- **Cost-to-rent:** 21.6×
- **Monthly cashflow:** £-188/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.2%

*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:** £2,991/m²

## House Price Index (HM Land Registry)

*Official index for Derbyshire Dales; All dwelling types series; as of March 2026.*

- **1y growth (index):** 0.7%
- **5y growth (index):** 19.1%
- **10y growth (index):** 41.1%

## 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)