# 3 bedroom farm house for sale (LA2 8HZ) ## Property Details | Key | Value | |-----|-------| | Address | BRACKENBER FARMHOUSE, LANCASTER, COLD COTES, NORTH YORKSHIRE LA2 8HZ | | Price | £225,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Construction age | England and Wales: 1900-1929 | | Floor area | 179 m² | | Last sold | £301,000 Dec 2016 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 26/03/2036 - **Current heating cost:** £2,163/year - **Est. upgrade cost to C:** £25,780 ### Recommendations - Q (£7,500 - £11,000) - W2 (£5,000 - £10,000) - C (£20 - £40) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8736-2627-7600-0013-0226) ## Description Lot 1 Of interest to those seeking a project (and that means more than a lick of paint!), nestling within the heart of the picturesque hamlet of Cold Cotes, this Grade II Listed farmhouse dates back to 1696. Now ready for updating it has plenty of original character features to plan your country home around - mullion windows, oak latched doors, oak window lintels and a slate shelved pantry. Step into the welcoming farmhouse kitchen with bottle green four oven Aga and then imagine the family all sat round the mulitfuel stove in the large sitting room. Upstairs there are three bedrooms and a bathroom. The master bedroom has an en-suite shower room and with the conversion of the attic, stairs lead to a study or dressing/hobbies room. As a renovation project you can upgrade to your own taste and specification. If you were thinking of a characterful holiday cottage from which to explore the Dales, this would be great to lock up and leave as there's no lawn to mow but there is a flagged fore-garden with plenty of space for a table and chairs and pots galore! There's no private parking with the house, it's just on the laneside in the village but there is a single garage and a store which is great if you're looking to store garden furniture, bikes and general clobber! Mains electricity, drainage and metered water. Oil fired central heating. Fibre optic broadband connected. Lot 2 Brackenber Croft - a detached parcel of land bounded by dry stone walls, the area is part gravel, part garden with lawn and planted borders. There's a cracking view towards the Bowland Fells. Now, here's the rub�.there's no vehicular access to the land, but you can park in the village and walk 50 yards or so up the lane� and believe us, it's worth it for that view! There's a great building on site, with planning permission for a use ancillary to the farmhouse. Without the farmhouse you'd need to apply to have this clause lifted and also apply for the use you'd like, at the present time it's just a quiet space where you can come to write, paint, grow�or just have time to yourself! There's no hope of a building plot or commercial use. There's mains electric and underfloor heating (currently off Brackenber Farmhouse's electric supply) but the vendor will cover the cost of the supply to be separated. How to find it - head along the A65 towards Settle, passing through Ingleton. After approximately 2 miles, turn left, signposted Cold Cotes and continue. Follow the road into the village and Brackenber Farmhouse can be found on the right hand side opposite the post box. ## Property Photos - ![Front elevation](/listings/photos/51404095/285206) - Front elevation - ![Sitting room](/listings/photos/51404095/285207) - Sitting room - ![Farmhouse kitchen](/listings/photos/51404095/285208) - Farmhouse kitchen - ![Farmhouse kitchen](/listings/photos/51404095/285209) - Farmhouse kitchen - ![Bedroom 1](/listings/photos/51404095/285210) - Bedroom 1 - ![Bedroom 1](/listings/photos/51404095/285211) - Bedroom 1 - ![Bathroom](/listings/photos/51404095/285212) - Bathroom - ![Bedroom 2](/listings/photos/51404095/285213) - Bedroom 2 - ![Fore garden](/listings/photos/51404095/285214) - Fore garden - ![The Croft](/listings/photos/51404095/285215) - The Croft - ![Garden room](/listings/photos/51404095/285216) - Garden room ## Floorplans - ![Floor plan](/listings/photos/51404095/285217) - Floor plan ## EPC Graphs - ![EPC](/listings/photos/51404095/285218) - EPC ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | BRACKENBER FARMHOUSE, COLD COTES, LANCASTER, CRAVEN, NORTH YORKSHIRE, LA2 8HZ | £301,000 | 09/12/2016 | Detached | | BRACKENBER FARMHOUSE, COLD COTES, LANCASTER, CRAVEN, NORTH YORKSHIRE, LA2 8HZ | £275,000 | 07/07/2004 | 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 | |---------|-------|------|------| | INGLEBOROUGH HALL OUTDOOR EDUCATION CENTRE, CLAPHAM, LANCASTER, NORTH YORKSHIRE, LA2 8EF | £800,000 | 04/08/2025 | Other | | MOORHEAD FARMHOUSE, TATHAM, LANCASTER, LANCASHIRE, LA2 8PQ | £685,000 | 17/07/2025 | Other | | LODGE FARM, WENNINGTON, LANCASTER, LANCASHIRE, LA2 8NT | £2,250,000 | 16/11/2023 | Other | | THE VILLAGE HALL BENTHAM ROAD, WENNINGTON, LANCASTER, LANCASHIRE, LA2 8NU | £15,000 | 04/04/2023 | Other | | WOODGILL FARM, CLAPHAM, LANCASTER, CRAVEN, NORTH YORKSHIRE, LA2 8HB | £1,780,000 | 23/02/2023 | Other | | WRAY CHAPEL HORNBY ROAD, WRAY, LANCASTER, LANCASHIRE, LA2 8QN | £129,999 | 20/12/2022 | Other | | THE VILLAGE HALL BENTHAM ROAD, WENNINGTON, LANCASTER, RIBBLE VALLEY, LANCASHIRE, LA2 8NU | £182,313 | 18/11/2022 | Other | | WENNINGTON HALL SCHOOL LODGE LANE, WENNINGTON, LANCASTER, LANCASHIRE, LA2 8NS | £2,315,000 | 13/10/2022 | Other | | 15 STANLEY DRIVE, HORNBY, LANCASTER, LANCASHIRE, LA2 8NA | £405,000 | 15/09/2022 | Other | | OAK COTTAGE (RYCROFT), WENNINGTON, LANCASTER, LANCASHIRE, LA2 8NW | £705,000 | 18/07/2022 | Other | | YEW TREES, WENNINGTON, LANCASTER, LANCASHIRE, LA2 8NU | £790,000 | 10/06/2022 | Other | | BROCK COTTAGE KEASDEN, CLAPHAM, LANCASTER, NORTH YORKSHIRE, LA2 8EY | £250,000 | 21/03/2022 | Other | | SIX ACRES, WENNINGTON, LANCASTER, CRAVEN, NORTH YORKSHIRE, LA2 8NZ | £575,000 | 15/03/2022 | Other | | CRAVENS BARN, WENNINGTON, LANCASTER, LANCASHIRE, LA2 8PA | £512,000 | 01/03/2022 | Other | | CROASDALE GRAINS FARM SCAMBLERS, LOWGILL, LANCASTER, LANCASHIRE, LA2 8RD | £335,000 | 28/02/2022 | Other | | WENNINGTON VILLAGE HALL, WENNINGTON, LANCASTER, RIBBLE VALLEY, LANCASHIRE, LA2 8NU | £205,000 | 08/02/2022 | Other | | PROCTORS FARM WENNINGTON ROAD, WRAY, LANCASTER, LANCASHIRE, LA2 8QQ | £590,000 | 17/01/2022 | Other | | LIMEFOLD HOUSE CROSS HAW LANE, CLAPHAM, LANCASTER, CRAVEN, NORTH YORKSHIRE, LA2 8DZ | £710,000 | 16/12/2021 | Other | | 71 MAIN STREET, WRAY, LANCASTER, LANCASHIRE, LA2 8QF | £280,250 | 19/11/2021 | Other | | SPRINGWATER THE GREEN, CLAPHAM, LANCASTER, NORTH YORKSHIRE, LA2 8EH | £155,000 | 13/10/2021 | Other | **Area average:** £683,478 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £429,000 (10 Other, LA2, 2024–2026) - **Deviation:** -47.6% ## Rental Range *ONS Price Index of Private Rents (Yorkshire and The Humber). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £770/mo - **Realistic:** £855/mo - **Optimistic:** £941/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Lancaster (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £648/mo ## 1% Rule - **Rent ratio:** 0.38% (weak for cashflow) - **Max investor price (0.8%):** £106,875 - **Target investor price (1%):** £85,500 *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 Area rent estimate.* ## Price per Square Metre - **£/m²:** £1,257/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 104.6% - **10y growth:** 296.3% ## House Price Index (HM Land Registry) *Official index for Yorkshire and The Humber; All dwelling types series; as of March 2026.* - **1y growth (index):** -0.2% - **5y growth (index):** 20.3% - **10y growth (index):** 53.5% ## 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)