Buying a home in LA22, Ambleside. What it costs, what you get and where else to look.

Typical 3-bedroom house£559kmost £408k–£741k

Houses per m²£5,612flats £4,486

Sold last year21264 in five years

Prices in Westmorland and Furness+7.6%on a year ago

A typical 3-bedroom house in LA22 sold for £558,639 over the last five years, in today's money; most went for between £407,774 and £740,537, for about 101 m² of space.

21 homes sold here in the last year: a small market where few homes come up, so it pays to set alerts and be patient. Flats start at around £246k for one bedroom. Within the district, houses cost the least per m² in LA22 0 (£5,436) and the most in LA22 9 (£5,643).

Across Westmorland and Furness, prices are up 7.6% on a year ago and up 15.3% over five years. Renting a similar home there costs about £942 a month; a 90% mortgage on the typical price would be around £2,547 a month at 4.5% over 30 years. Lenders would typically want a household income of about £112,000 for that mortgage: what £120,000 buys.

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House prices in LA22 by bedrooms

Bedrooms	Typical price	Most sell for	Size	Sold, 5 years
1	£394,495	£333k–£523k	34 m²	5
2	£423,607	£337k–£505k	64 m²	60
3	£558,639	£408k–£741k	101 m²	84
4	£667,470	£575k–£823k	136 m²	35
5+	£990,526	£783k–£1.38m	166 m²	32

Prices by type of home

	1 bed	2 bed	3 bed	4 bed	5+ bed
Houses	£394k	£424k	£559k	£667k	£991k
Detached	—	£510k	£695k	£701k	£1.03m
Semi-detached	—	£370k	£526k	£724k	—
Terraced	—	£397k	£455k	£547k	£501k
Flats	£246k	£303k	£439k	—	—

Typical sale price over the last five years, adjusted to today's prices with the UK House Price Index.

Price per m² across LA22

Postcode sector	Houses	Flats
LA22 0	£5,436	£4,786
LA22 9	£5,643	£3,792

Schools near LA22

Best state primary within 2 kmAmbleside CofE Primary School75% met the expected standard at 11 · England 64%1 state primaries within 2 km

Nearby areas

LA23 Windermere · 8 km3-bed house £422k LA21 Coniston · 9 km3-bed house £399k LA8 Kendal · 19 km3-bed house £360k LA9 Kendal · 19 km3-bed house £295k LA20 Broughton-In-Furness · 20 km3-bed house £302k CA12 Keswick · 22 km3-bed house £460k LA17 Kirkby-In-Furness · 24 km3-bed house £264k LA11 Grange-Over-Sands · 25 km3-bed house £337k

Questions about LA22

Is LA22 a good area to buy a home?

What the numbers say: prices in Westmorland and Furness are up 7.6% on a year ago; the best state primary nearby is above the England average (75% against 64%); 21 homes sold here last year. Whether it suits you depends on your budget and what you need nearby, so compare it with the districts around it below.

How much is a 3-bedroom house in LA22?

A typical 3-bedroom house in LA22 sold for £558,639 over the last five years, in today's money. Most sold between £407,774 and £740,537.

How many homes sell in LA22 each year?

21 homes sold in the last year and 264 in five years: a small market where few homes come up, so it pays to set alerts and be patient.

What are the schools like near LA22?

The best-performing state primary within 2 km is Ambleside CofE Primary School, where 75% of pupils met the expected standard at age 11 (England: 64%).

Where is cheaper near LA22?

For a 3-bedroom house, LA23 (£422k, 8 km), LA21 (£399k, 9 km), LA8 (£360k, 19 km).

Sources: HM Land Registry price paid data matched to the EPC register for size and bedrooms, last five years in today's prices; UK House Price Index (July 2026); ONS private rents (August 2026); DfE school performance tables. Districts with fewer than five sales of a kind are left out. The mortgage figure is an illustration, not advice.