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£1,000,000

Ecclerigg, Windermere, Cumbria

Land size: 16.35 acres
Bedrooms: 4
Bathrooms: 2

Key Features

Bespoke residence with waterfrontage
Set amongst 16.35 acres of grounds offering excellent privacy
Wet dock boat storage
Frontage to Middlerigg Tarn
Within the Lake District National Park
Forming part of the Calgarth Hall Estate

Description

BEST AND FINAL OFFER DEADLINE: FRIDAY 10TH JULY AT 5PM

Occupying an exceptional private setting with direct frontage to Middlerigg Tarn, this bespoke residence extends to approximately 16.35 acres within the Lake District National Park. Complete with a wet boat store, the property presents a rare opportunity to create a truly outstanding waterside home, with significant scope for redevelopment to enhance the privacy and panoramic outlook.Tarn House occupies an exceptionally private and unique setting, sitting on the edge of its own lake, Middlerigg Tarn, and surrounded by approximately 16.35 acres of land. With direct frontage to the water, the house enjoys a peaceful outlook and a level of privacy that is increasingly difficult to find in the Lake District.

Constructed in the 1960s/1970s, the three-bedroom Tarn House offers well-balanced accommodation, ideally suited to family living. The property offers significant scope for redevelopment to enhance its position, outlook and setting.

Forming part of the Calgarth Hall Estate the property is a unique offering available as part of the whole estate or on its own at the vendors discretion.

Houses with Land Residential Lakes Freehold Rural properties Docks

Map Location

Property details

Tenure: Freehold
Council Tax Band: G
Date Posted: 2026-06-11

Market Value Analysis

Compared with 87 Homes with Land listings in North West England (10+ acres).

This Property£61,162 / acre

Homes with Land Average (10+ acres) £78,121 / acre

View full market data

Energy Performance Certificate

Energy Efficiency Rating

Very energy efficient - lower running costs

CurrentPotential

(92+)A

(81-91)B

(69-80)C

(55-68)D

(39-54)E

(21-38)F

(1-20)G

52 E

61 D

Based on UK Energy Performance Certificate standards (EU Directive 2002/91/EC)

Running costs are one side. Planning activity, flood history and ground risks for this location are in the full report.

Utilities & Restrictions

Utilities

Electricity: Mains
Water: Mains
Heating: Ask Agent
Broadband: Ask Agent
Sewerage: Septic Tank / Private

Rights & Restrictions

Public Rights of Way: Ask Agent
Private Rights of Way: Ask Agent
Listed Property: Ask Agent
Restrictions: Ask Agent

Listed status, conservation areas and planning constraints for this location are in the full report.

Property Features

Accessibility: Ask Agent
Parking: Private Parking
Garden: Garden

Beyond the particulars: planning activity, flood history, heritage and ground risks, checked for this exact spot.

Connectivity

Broadband

Fastest speed available at this postcode

75 Mbps

Superfast

Suitable for

HD streaming
Video calls
Web & social

Mobile signal

OutdoorsIndoorsEE Good GoodO2 Good LimitedThree Good LimitedVodafone Limited None

Predicted 4G and 5G signal; indoor signal depends on building materials.

Ofcom Connected Nations postcode-level predictions. Speeds and signal are modelled, not measured, and vary between addresses and providers.

Signal is the easy part. Planning activity, flood history and protected designations here are in the full report.

Nearest Schools

Primary

St Cuthberts Catholic Primary School, Windermere1.4 milesOfsted: Requires improvement
Ages
3 to 11
Pupils
40
Type
Academy converter
Faith
Roman Catholic
Goodly Dale Primary School1.4 milesOfsted: Good *
Ages
3 to 11
Pupils
77
Type
Community school
St Martin & St Mary Church of England Primary School1.4 milesNo Ofsted rating
Ages
2 to 11
Pupils
336
Type
Voluntary aided school
Faith
Church of England
Hawkshead Esthwaite Primary School3 milesNo Ofsted rating
Ages
4 to 11
Pupils
30
Type
Community school
Ambleside CofE Primary School3.3 milesOfsted: Requires improvement
Ages
3 to 11
Pupils
52
Type
Academy sponsor led
Faith
Church of England

Secondary

The Lakes School506 metresOfsted: Good
Ages
11 to 18
Pupils
445
Type
Community school
John Ruskin School6.1 milesOfsted: Good
Ages
11 to 16
Pupils
247
Type
Community school
The Queen Katherine School8.5 milesOfsted report card · May 2026
Ages
11 to 19
Pupils
910
Type
Academy converter
Kirkbie Kendal School9 milesNo Ofsted rating
Ages
11 to 18
Pupils
1,029
Type
Academy converter
Dallam School13 milesOfsted report card · Apr 2026
Ages
11 to 18
Pupils
761
Type
Academy converter

* Latest graded judgement covers quality of education only; no overall grade was issued under the 2024-25 inspection framework.

Distances are straight-line from the advertised location. Source: the national school registers (DfE, Welsh Government, Scottish Government) and Ofsted.

Schools are just the start: sold prices nearby, planning activity and any flood history are in the full report.

Amenities

Supermarket

Spar - Troutbeck Bridge, Windermere773 metres

Booths Windermere, Windermere1.1 miles

Sainsburys Windermere Main Road Local, Windermere1.1 miles

GP surgery

St. Mary'S Surgery0.9 miles

Pharmacy

Boots1.1 miles

Hospital

Westmorland General Hospital9.8 miles

Green space

Playing Field437 metres

Straight-line distances from the advertised location. Sources: NHS records, Geolytix supermarket locations, OS Open Greenspace and the national trails registers.

The area stacks up? Now check the location itself: planning nearby, protected designations and past flooding.

Getting Around

Nearest station

Windermere Rail Station1.2 miles

Nearest bus stop

Moss Ghyll636 metres

Typical drive times

Kendal17 min · 9.8 miles

Ambleside12 min · 4.4 miles

Windermere5 min · 1.8 miles

Lancaster (city)45 min · 32 miles

Bowness-on-Windermere7 min · 2.7 miles

Straight-line distances from the advertised location; drive times are typical free-flow times over OpenStreetMap road data, so allow more at peak. Public transport locations from DfT NaPTAN.

Easy to reach matters. So do planning activity, flood history and ground risks: all in the full report.

Flood Risk

Environment Agency open data, checked around the advertised map pin for the listed acreage. Long-term risk counts flood defences; the planning map's flood zones do not. Provided by LandSale, not the listing agent, and not part of the agent's particulars. Risk varies across a holding, so verify before committing.

Rivers and the sea

Low risk

Not at the pin: mapped about 30 metres away.

Planning map: Flood Zone 3, about 30 metres away.

Surface water

High risk (1 in 30)

Not at the pin: mapped about 40 metres away.

These bandings are the summary. Where this location sits on the flood maps, plus planning activity, heritage and ground risks, is in the full report.

Important notice: Information, maps and tags on this page are drawn from the advertising agent's marketing materials or generated automatically. LandSale has not verified them. Relying on these details is at your own risk, always carry out independent checks before committing to a purchase.