# 6 bedroom semi-detached house for sale (CA17 4SN) ## Property Details | Key | Value | |-----|-------| | Address | 32 SOUTH ROAD, KIRKBY STEPHEN, WESTMORLAND AND FURNESS CA17 4SN | | Price | £300,000 | | Bathrooms | 2 | | Council tax | C | | Construction age | England and Wales: before 1900 | | Floor area | 172 m² | | Last sold | £295,000 Jan 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 15/08/2035 - **Current heating cost:** £2,691/year - **Est. upgrade cost to C:** £26,140 ### Recommendations - Q (£7,500 - £11,000) - W1 (£5,000 - £10,000) - F (£130 - £180) - G (£220 - £250) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3300-2763-0622-7592-3853) ## Description Cleveland House, 32 South Road, Kirkby Stephen A distinguished Edwardian residence of remarkable scale and character, Cleveland House combines timeless period features with versatile accommodation and enchanting gardens. A rare opportunity to stamp one’s own style on a grand property with cosmetic upgrades. First Impressions Set back from the road behind a low red-brick wall topped with wrought ironwork and a neat privet hedge, the approach to Cleveland House immediately conveys elegance and privacy. Handsome sandstone gate pillars mark the entrance, framing the view of the fine Edwardian façade. Intricate stonework, a striking square bay and the original sage-green front door with leaded stained glass, all beneath an ornate arched surround, provide a glimpse of the architectural splendour within. The roof line shows the extensive works which were carried out in 2014 to improve the property and to bring the house to code. Step into the entrance porch, where the cushioned vinyl tile effect floor sets the tone; practical yet beautiful, a first hint of the home’s balance of utility and style. Welcome home to Cleavland House… Ground Floor The welcoming hallway is a showcase of Edwardian craft, with detailed cornicing and an elegant staircase rising gracefully to the upper floors. To the right, the formal lounge is bathed in light from its square bay window and finished with decorative panelling. A newly installed log-burning stove, set upon a sandstone hearth with oak lintel, brings a contemporary touch to a traditional setting. A second reception room mirrors these proportions and is centred around an original open fireplace, offering flexibility as a formal dining room, additional sitting room or even a library. Both reception rooms face east, their tall windows filling the spaces with morning light and enhancing the sense of volume created by the high ceilings. Practicality has not been overlooked. A downstairs WC, wet room with shower, and a utility room with garden access add to the home’s convenience. The kitchen combines modern functionality with period charm, fitted with sleek gloss cabinetry, soft-close drawers and a Cook & Lewis extractor above bevelled metro tiling. A traditional wooden press and pantry-style cupboard retain the property’s character, blending the new with the old. To the rear, a stunning hexagonal garden room, added in 2021 at a cost of £20,000, extends the living space. Constructed in timber and glass, this versatile room offers a tranquil spot for dining with garden views, working from home in peace, or simply enjoying a morning coffee or yoga session surrounded by nature. First Floor The staircase, with its carved newel post, white spindles and polished timber handrail, rises to a bright landing, where a large west-facing window floods the space with Cumbrian light. Three double bedrooms are found on this level, each with soaring ceilings, deep skirting boards and generously sized windows. Their proportions would easily lend themselves to the creation of en suite bathrooms, further enhancing the home’s appeal for modern family living. The family bathroom, with bath, WC, pedestal basin and mirrored cabinets, also houses the hot water system. Second Floor Accessed behind a doorway, the upper level would have been the servants’ quarters to this Gentleman’s residence, and is reached via an additional staircase which then reveals three further bedrooms tucked beneath characterful painted beams. The largest bedroom enjoys elevated views across the fells, and offers the potential to create a superb principal suite with en-suite facilities, subject to requirements. This floor gives the property the flexibility to suit larger families, visiting guests or even the possibility of a self-contained area. Gardens and Outbuildings The walled rear garden is a true sanctuary, enclosed for privacy and thoughtfully landscaped to provide year-round beauty. Manicured lawns, mature planting, seasonal flowers and drystone features all combine to create a space of tranquillity. A pond and water feature add to the sense of calm, while sandstone-paved patios provide inviting seating areas for entertaining or quiet relaxation. A side gate offers access to the front of the property, while a rear gate opens onto a peaceful lane that leads to open fields, giving the garden a rural outlook and spectacular sunset views. Adding to the charm, three sandstone outbuildings with power and light are arranged like a row of fairy-tale cottages. These versatile spaces are in need of some repair but could serve as workshops or studios, or, subject to the necessary permissions, be converted into a dwelling for a dependant relative or developed as holiday accommodation. To the front, a tiered rockery garden provides an attractive setting, though the immediate frontage is not suited to parking. Instead, a garage opposite the property, with right of access, offers secure off-road parking for one vehicle, potentially two if removed and the ground laid with hardcore. On road parking is also readily available Summary Cleveland House is a residence of stature and distinction, offering six bedrooms, three reception rooms and versatile accommodation across three floors. Its wealth of original features, complemented by some sensitive modern improvements, create a home that is as practical as it is beautiful. The landscaped walled garden, fairy-tale outbuildings and enviable South Road address combine to make this a rare opportunity to acquire an impressive period property in the beautiful town of Kirkby Stephen. Location, Location, Location Bustling Kirkby Stephen is renowned for its friendly community, scenic beauty, and access to outdoor activities such as hiking, cycling, and exploring the nearby Yorkshire Dales National Park, and The Lake District National Park. Local shops, schools, and healthcare facilities are within easy reach, ensuring a convenient lifestyle. A plethora of micro pubs have sprung up in the area along with mouth-watering offerings from local delicatessens, artisan shops, cafes and bars. A short drive will take you into the Yorkshire Dales National Park, to the east, the Pennine way and further afield, the shores of Lake Ullswater are a mere 35minute drive. Making Kirkby Stephen the goldilocks zone for all outdoor activities and a walker's paradise All The Extras Cleveland House connected to mains drains, mains gas, water and electricity. Note: Cleveland House was staged using physical and virtual staging to help with proportion awareness. This is not intended to be misleading, but informative. The property is sold as vacant possession Disclaimer These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firm's employment has the authority to make or give any representation or warranty in respect of the property. It is not company policy to test any services or appliances in properties offered for sale and these should be verified on survey by prospective purchasers. ## Property Photos - ![Photo](/listings/photos/166145804/498046) - ![Photo](/listings/photos/166145804/498047) - ![Photo](/listings/photos/166145804/498049) - ![Photo](/listings/photos/166145804/498051) - ![Photo](/listings/photos/166145804/498052) - ![Photo](/listings/photos/166145804/498053) - ![Photo](/listings/photos/166145804/498056) - ![Photo](/listings/photos/166145804/498060) - ![Photo](/listings/photos/166145804/498062) - ![Photo](/listings/photos/166145804/498063) - ![Photo](/listings/photos/166145804/498066) - ![Photo](/listings/photos/166145804/498070) - ![Photo](/listings/photos/166145804/498072) - ![Photo](/listings/photos/166145804/498075) - ![Photo](/listings/photos/166145804/498076) - ![Photo](/listings/photos/166145804/498085) - ![Photo](/listings/photos/166145804/498087) - ![Photo](/listings/photos/166145804/498090) - ![Photo](/listings/photos/166145804/498092) - ![Photo](/listings/photos/166145804/498097) - ![Photo](/listings/photos/166145804/498108) - ![Photo](/listings/photos/166145804/498115) - ![Photo](/listings/photos/166145804/498120) - ![Photo](/listings/photos/166145804/498124) - ![Photo](/listings/photos/166145804/498127) - ![Photo](/listings/photos/166145804/498132) - ![Photo](/listings/photos/166145804/498137) - ![Photo](/listings/photos/166145804/498139) - ![Photo](/listings/photos/166145804/498140) - ![Photo](/listings/photos/166145804/498141) - ![Photo](/listings/photos/166145804/498142) - ![Photo](/listings/photos/166145804/498144) - ![Photo](/listings/photos/166145804/498145) - ![Photo](/listings/photos/166145804/498146) - ![Photo](/listings/photos/166145804/498148) - ![Photo](/listings/photos/166145804/498149) ## Floorplans - ![Floorplan 1](/listings/photos/166145804/498150) - Floorplan 1 - ![Floorplan 2](/listings/photos/166145804/498156) - Floorplan 2 - ![Floorplan 3](/listings/photos/166145804/498166) - Floorplan 3 - ![Floorplan 4](/listings/photos/166145804/498170) - Floorplan 4 ## EPC Graphs - ![EPC 1](/listings/photos/166145804/498174) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 32 SOUTH ROAD, KIRKBY STEPHEN, WESTMORLAND AND FURNESS, CA17 4SN | £295,000 | 06/01/2026 | 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 | |---------|-------|------|------| | [Same street] 36 SOUTH ROAD, KIRKBY STEPHEN, WESTMORLAND AND FURNESS, CA17 4SN | £450,000 | 19/11/2025 | Semi-detached | | [Same street] 54 SOUTH ROAD, KIRKBY STEPHEN, WESTMORLAND AND FURNESS, CA17 4SN | £204,999 | 24/07/2023 | Semi-detached | | [Same street] 16 SOUTH ROAD, KIRKBY STEPHEN, WESTMORLAND AND FURNESS, CA17 4SN | £215,000 | 17/03/2023 | Terraced | | 121 HIGH STREET, KIRKBY STEPHEN, EDEN, CUMBRIA, CA17 4SH | £253,000 | 28/10/2022 | Semi-detached | | 22 CROGLAM PARK, KIRKBY STEPHEN, WESTMORLAND AND FURNESS, CA17 4SF | £285,000 | 24/10/2022 | Semi-detached | | 24 CROGLAM PARK, KIRKBY STEPHEN, WESTMORLAND AND FURNESS, CA17 4SF | £265,000 | 30/09/2022 | Semi-detached | | 20 CROGLAM PARK, KIRKBY STEPHEN, WESTMORLAND AND FURNESS, CA17 4SF | £262,000 | 05/07/2022 | Semi-detached | | 18 CROGLAM PARK, KIRKBY STEPHEN, WESTMORLAND AND FURNESS, CA17 4SF | £305,000 | 30/06/2022 | Semi-detached | | 20 BIRKBECK GARDENS, KIRKBY STEPHEN, EDEN, CUMBRIA, CA17 4TH | £120,000 | 29/03/2022 | Semi-detached | | 1 MAPLE TERRACE, KIRKBY STEPHEN, WESTMORLAND AND FURNESS, CA17 4EB | £215,000 | 10/09/2021 | Semi-detached | | 3 MAPLE TERRACE, KIRKBY STEPHEN, WESTMORLAND AND FURNESS, CA17 4EB | £190,000 | 20/08/2021 | Semi-detached | | 4 MAPLE TERRACE, KIRKBY STEPHEN, WESTMORLAND AND FURNESS, CA17 4EB | £200,000 | 20/08/2021 | Semi-detached | | 36 BIRKBECK GARDENS, KIRKBY STEPHEN, EDEN, CUMBRIA, CA17 4TH | £250,000 | 13/08/2021 | Semi-detached | | 2 MAPLE TERRACE, KIRKBY STEPHEN, EDEN, CUMBRIA, CA17 4EB | £190,000 | 11/08/2021 | Semi-detached | | 21 WESTGARTH ROAD, KIRKBY STEPHEN, EDEN, CUMBRIA, CA17 4TF | £146,500 | 29/07/2021 | Semi-detached | | 1 MELLWOOD, KIRKBY STEPHEN, EDEN, CUMBRIA, CA17 4SD | £165,000 | 26/07/2021 | Semi-detached | **Street average:** £290,000 (3 sales) **Area average:** £218,962 (13 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £386,667 (3 Semi-detached, CA17, 2024–2026) - **Deviation:** -22.4% ## 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 North Cumbria (Apr 2025 – Mar 2026).* ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 3 Bed End Terrace, Levens Close, CA17 | £795/mo | 3 | 0.37 miles | OpenRent | | 3 Bed Terraced House, Levens House, CA17 | £850/mo | 3 | 0.43 miles | OpenRent | | 4 Bed Semi-Detached House, Lockthwaite, CA17 | £1,145/mo | 4 | 1.15 miles | OpenRent | **Average rent: £930/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.28% (weak for cashflow) - **Max investor price (0.8%):** £106,250 - **Target investor price (1%):** £85,000 *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 £850/mo).* - **Gross yield:** 3.4% - **Cost-to-rent:** 29.4× - **Monthly cashflow:** £-441/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -6.1% *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:** £1,744/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **10y growth:** 165.1% ## 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)