# 2 bedroom cottage for sale (LA22 0BU) ## Property Details | Key | Value | |-----|-------| | Address | ROSEBERRY COTTAGE, CHURCH STREET, AMBLESIDE, WESTMORLAND AND FURNESS LA22 0BU | | Price | £430,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Last sold | £422,500 Oct 2023 | ## EPC Rating & Upgrade Cost - **Current rating:** E - **Potential rating:** B - **Expiry date:** 13/04/2033 - **Current heating cost:** £2,793/year - **Est. upgrade cost to C:** £26,775 ### Recommendations - A2 (£850 - £1,500) - 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/2500-4944-0022-4295-3473) ## Description **Location** **** Church street forms part of the one way system in the centre of Ambleside and can be approached from Lake Road turning down beside The Royal Oak public house and the property is located on the left hand side shortly before King Street.   **What3Words** **** ///decorate.innocence.round  **Description** **** Thoughtfully redesigned and originally 4 bedrooms, this splendid 2 bedroomed, 2 bathroomed stone built cottage is excellently placed in the heart of the lovely Lakeland town of Ambleside. Perfect as a weekend retreat, holiday let or a permanent home with both beautiful walks and a variety or restaurants, public houses, shops and cinemas all readily accessible on foot from this 3 storey home. On the upper floors, the bedrooms enjoy some lovely mountain views. Combining both convenience to the wide variety of amenities available in Ambleside (including highly regarded shops, restaurants, cinemas and public houses), with some really very attractive views over the rooftops to the surrounding fells from the upper floors, this surprisingly spacious two bedroom stone built Lakeland cottage has a lot to commend it, whether as a holiday let, longer term let or permanent home. Church Street is one of the older parts of Ambleside, containing a number of listed buildings and is not one of the main thoroughfares and so carries relatively little traffic. Roseberry Cottage has been thoughtfully re-designed over the years and now includes a lovely sitting room with a gas flame-effect stove, the two alcoves have fitted cupboards and there is a further under stairs storage cupboard. The dining kitchen has a quarry tiled floor, splash back tiling, downlights and a door to the private yard. Fitted with a range of wall and base units with an inset stainless steel sink and a half with drainer and mixer tap. Integrated CDA appliances include; 4 ring induction hob with extractor over, electric oven, refrigerator, freezer and washer/dryer. There is also a useful cloaks area with a WC on the ground floor. On the first floor there is a good double bedroom with original features including a Victorian fireplace and an exposed wooden floor. The spacious bathroom has been refitted and comprises a roll-top bath, wash basin set in a vanity unit, shower unit and WC bathroom. There is tiling to the walls and floor, downlights and an illuminated mirror with a shaver point. On the second floor there is the primary bedroom with 2 cupboards, exposed stonework, roll-top bath and lovely views over rooftops of Ambleside and the fells beyond. The en suite shower room has been refitted with a wash basin within a vanity unit, glazed shower unit with a Mira Sports shower and WC. There is tiling to the walls and floor, a ladder-style radiator, downlights and shaver point.   **Accommodation** **(with** **approximate** **dimensions)** ****   **Sitting** **Room** **13' 11" max x 10' 7" (4.24m x 3.23m)**   **Dining** **Kitchen** **12' 11" x 11' 1" (3.94m x 3.4m)**   **Cloaks** **Area** **** With WC.  **First** **Floor** **Landing** **** ****   **Bedroom** **2** **12' 10" x 10' 8" (3.91m x 3.25m)**   **Bathroom** ****   **Stairs** **to** **The** **Second** **Floor** ****   **Bedroom** **1** **25' 5" max x 12' 9" max (7.75m x 3.89m)**   **En** **Suite** **Shower** **Room** ****   **Outside** ****   **Garden** **** There is an enclosed yard to the rear of the property for sitting out. Outside tap and a covered log store/bike store (8'4" x 4'1").  **Services** **** The property is connected to mains gas, electricity, water and drainage. Gas fired central heating to radiators. *Broadband checked on 17th April 2023 - not verified.   **Tenure** **** Freehold.  **Business** **Rates** **** The property has a rateable value of £3,900 with £1,596.80 being the amount payable to South Lakeland District Council for 2023/24. Small Business Rate Relief may be available.   **Energy** **Performance** **Certificate** **** The full Energy Performance Certificate is available on our website and also at any of our offices.  **Viewings** **** Strictly by appointment with Hackney & Leigh Ambleside Office.  ## Property Photos - ![Photo](/listings/photos/133877375/1327083) - ![Sitting Room](/listings/photos/133877375/1327084) - Sitting Room - ![Bedroom 1](/listings/photos/133877375/1327085) - Bedroom 1 - ![Sitting Room](/listings/photos/133877375/1327086) - Sitting Room - ![Dining Kitchen](/listings/photos/133877375/1327087) - Dining Kitchen - ![Bedroom 1](/listings/photos/133877375/1327088) - Bedroom 1 - ![Bedroom 2](/listings/photos/133877375/1327089) - Bedroom 2 - ![Bathroom](/listings/photos/133877375/1327090) - Bathroom - ![Rear Garden](/listings/photos/133877375/1327091) - Rear Garden - ![Photo](/listings/photos/133877375/1327092) - ![Photo](/listings/photos/133877375/1327093) - ![Sitting Room](/listings/photos/133877375/1327094) - Sitting Room - ![Dining Kitchen](/listings/photos/133877375/1327095) - Dining Kitchen - ![Bedroom 2](/listings/photos/133877375/1327096) - Bedroom 2 - ![Bedroom 2](/listings/photos/133877375/1327097) - Bedroom 2 - ![Cloak Room](/listings/photos/133877375/1327098) - Cloak Room - ![Rear Garden](/listings/photos/133877375/1327099) - Rear Garden - ![Dining Kitchen](/listings/photos/133877375/1327100) - Dining Kitchen - ![Sitting Room](/listings/photos/133877375/1327101) - Sitting Room - ![Bedroom 1](/listings/photos/133877375/1327102) - Bedroom 1 - ![Sitting Room](/listings/photos/133877375/1327103) - Sitting Room - ![Bedroom 1](/listings/photos/133877375/1327104) - Bedroom 1 - ![Bathroom](/listings/photos/133877375/1327105) - Bathroom - ![Dining Kitchen](/listings/photos/133877375/1327106) - Dining Kitchen - ![View from Bedroom...](/listings/photos/133877375/1327107) - View from Bedroom... - ![View from Bedroom...](/listings/photos/133877375/1327108) - View from Bedroom... ## Floorplans - ![Floorplan 1](/listings/photos/133877375/1327109) - Floorplan 1 ## EPC Graphs - ![EPC Front Page](/listings/photos/133877375/1327110) - EPC Front Page ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | ROSEBERRY COTTAGE CHURCH STREET, AMBLESIDE, WESTMORLAND AND FURNESS, LA22 0BU | £422,500 | 20/10/2023 | 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 | |---------|-------|------|------| | ELDER GROVE LAKE ROAD, AMBLESIDE, WESTMORLAND AND FURNESS, LA22 0DB | £1,000,000 | 21/03/2025 | Detached | | 101 UNIT C LAKE ROAD, AMBLESIDE, SOUTH LAKELAND, CUMBRIA, LA22 0DB | £520,000 | 01/08/2022 | Detached | | GALE LODGE STABLES OLD LAKE ROAD, AMBLESIDE, SOUTH LAKELAND, CUMBRIA, LA22 0AE | £386,000 | 11/03/2022 | Detached | | OLD GALE FARM LOWER GALE, AMBLESIDE, SOUTH LAKELAND, CUMBRIA, LA22 0BD | £900,000 | 17/12/2021 | Detached | **Area average:** £701,500 (4 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £953,300 (5 Detached, LA22, 2024–2026) - **Deviation:** -54.9% ## 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 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, Clappersgate, LA22 | £1,295/mo | 2 | 0.99 miles | OpenRent | **Average rent: £1,295/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.3% (weak for cashflow) - **Max investor price (0.8%):** £161,875 - **Target investor price (1%):** £129,500 *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 £1,295/mo).* - **Gross yield:** 3.6% - **Cost-to-rent:** 27.7× - **Monthly cashflow:** £-553/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -5.3% *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:** £4,778/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 2.1% - **10y growth:** 49.8% ## House Price Index (HM Land Registry) *Official index for North West; Detached series; as of April 2026.* - **1y growth (index):** 5.5% - **5y growth (index):** 24.2% - **10y growth (index):** 53.6% ## 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)