Balla Wray Cottage, High Wray, Ambleside, LA22 0JQ
About Balla Wray Cottage
Balla Wray Cottage is a detached house in High Wray, Ambleside, Ambleside (LA22 0JQ). It has a recorded floor area of 153 m² (around 1647 sq ft), construction records dating it to before 1900 and council tax band G. The latest certificate (October 2022) shows an E (score 39), well below the UK norm with real room to improve. When first surveyed in January 2016 the rating was F, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Very Poor to Average; while roof efficiency dropped from Average to Poor. The recommended improvements would lift it to A (score 93), a 4-band jump. Main heating runs on oil.
At 153 m² it sits well below the postcode median (341 m² across 3 EPCs), making it one of the more compact homes locally. Across 2013–2023, sale prices on this property compounded at 3.4% per year. Sold May 2023 for £790,000. One historical planning record sits against the property in 2025.
Know exactly what you're buying at Balla Wray Cottage
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
Balla Wray Cottage's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Hot water system upgraded
Planning history
- Jul 2025RenovationFullIn report
Renovation works including formation of balustraded steps linking to existing terrace and insertion of 2 no roof-lights, and2 no flues
- Council
- South Lakeland
- Documents
- 16 docs on file
- Reference
- 7/2025/5020
We flagged 1 thing worth checking at Balla Wray Cottage
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Larger development activity nearby
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Sales history & valuation
£847,000
Modelled from EPC, postcode comparables and a sale-price growth of 3.4% per year over 10 years.
£790,000
Growth on file: 3.4% per year over 10 years.
Sales timeline
25 May 2023Most recent
£790,000
+37.4%over 9 years8 November 2013
£575,000
Median price across the last 3 sales in LA22 0JQ: £1,400,000 (2024–2011).
Everything we know about Balla Wray Cottage, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus the street
EPC Rating
39 (E)
Street avg 38 (F)
Floor Area
153 m²
Street avg 387 m²
CO₂ Emissions
13.6 t/year
Street avg 23.7 t/year
Habitable Rooms
7 rooms
Street avg 9 rooms
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1 Croft Barn, Kings Yard, Hawkshead
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1 Cunsey Bridge Cottages, Cunsey
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The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
2/mo
Steady year-on-year across the wider district.
Nearest stop
1.5 km
Brockhole Ferry Landing — ferry terminal.
Closest school
2.4 km
The Lakes School. 1 school nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
41.4dB
Night-time· 23:00 – 07:00
35.2dB