Summary - OAK BANK COTTAGE BROADGATE GRASMERE AMBLESIDE LA22 9SN
4 bed 2 bath Maisonette
Four bedrooms, period character and south-facing views in central Grasmere..
South-facing balcony with views towards Silver Howe
Set in the heart of Grasmere within the Lake District National Park, this deceptively spacious four-bedroom maisonette offers flexible living across two main floors plus attic space. The living room opens to a south-facing balcony with views towards Silver Howe, and the roomy kitchen/diner and well-proportioned bedrooms retain period character such as sash windows, high skirtings and exposed beams. The layout has previously accommodated a family residence and a small guesthouse; one bedroom/flat area is currently let, so the property suits either an owner-occupier seeking substantial accommodation or an investor looking for rental potential.
Practical facts are straightforward: the property is leasehold on the original 999-year lease with a low ground rent of £10 and a service charge of £487 per year (includes buildings insurance). Heating is mains gas with a boiler and radiators; all mains services are connected. The maisonette comes with an average-sized garden and access to village amenities — shops, pubs and regular fell walks are on the doorstep, adding to its appeal as a weekend retreat or permanent home.
Be candidly aware of material drawbacks. The property sits in a high flood-risk area and is stone-built with assumed no insulation in the walls, so buyers should allow for potential flood mitigation and insulation or energy-efficiency works. Broadband speeds are reported slow, which may affect home-working. While rooms are generous and characterful, some updating will be required to reconfigure or modernise spaces depending on the buyer’s intended use.
Overall, Kirk Allans offers rare space and flexibility in an iconic Lakes village location. It will appeal to buyers seeking a period home with strong holiday/investment upside or families wanting four bedrooms in a scenic, well-served village — provided they factor in flood risk, energy upgrades and potential refurbishment costs.
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