2 The Barns, LA12 8AE

2 The Barns is a 96 m² / 1,033 sq ft semi-detached home in Backbarrow. It sold for £250,000 in February 2025. Indexed forward to today's value, that sale is roughly £246k. Recent local prices imply a broad valuation context of £285k to £420k based on its internal area. The Land Registry and EPC data was last updated 8 October 2026.

Property data
Sale history
Date Paid price Annual growth After inflation
Feb 2025 £250,000 2.9% 0.5%
Jan 1997 £112,000 na na
Internal area
96 square metres (1,033 square feet) according to latest EPC inspection
Price per internal area

This property sold for £2,604 per square metre (£242 per square foot) in Feb 2025. Indexed forward to today's value, this is roughly £2,564 per square metre (£238 per square foot) .

Date Paid price Paid £/sqm Today's value Today's value £/sqm
Feb 2025 £250,000 £2,604 £246,192 £2,564
Jan 1997 £112,000 £1,167 £593,000 £6,177

Calculated using the latest EPC internal area of 96 m². Earlier sale dates may not have had the same measured area available.

Valuation
The most recent sale price indexed forward to today's value is £246,192. This is one data point to inform the valuation. Another method is the valuation implied by what comparable homes are selling for. Homes in Backbarrow are now selling for between £2,970 and £4,370 per square metre (£275 and £405 per square foot). Based on an internal area of 96 m², this implies a valuation between £285,000 and £420,000. Treat this as context only. For a valuation using hand-picked comparable sales, use the Advanced search tool — create a shortlist of similar condition homes, then export a valuation report.
Bedrooms
na
Type
Semi-detached
Council tax band
E
Plot size
149 square metres (1,604 square feet) - map showing freehold boundary lines
EPC Inspections
Summary:
24 January 2025 - energy performance certificate grade F
Certificate:
View energy certificate on GOV.UK
Reason for EPC:
marketed sale
Tenure:
Owner-occupied
Property type:
Semi-Detached House , has 5 habitable rooms. Estimated year built before 1900
Area:
96 sqm (1,033 square foot) total internal area
Comments:
Walls: Granite or whinstone, as built, no insulation (assumed). Roof: Pitched, no insulation (assumed). Heating: Boiler and radiators, oil.
Frequently asked questions

2 The Barns is worth whatever price a willing buyer and seller agree upon. However, the following can provide useful context.

  • HouseMetric estimates the most recent sale price indexed forward to today's value is £246,192.
  • Based on an internal area of 96 m² and recent prices in Backbarrow, this implies a lower and upper quartile range from £285,000 to £420,000, using HouseMetric's implied valuation methodology.

According to HM Land Registry price paid data, 2 The Barns last sold for £250,000 in February 2025.

HouseMetric shows 2 The Barns as 96 m² (1,033 sq ft), based on the latest internal area data available for this property.

The latest EPC rating shown by HouseMetric is F, from an inspection dated 24 January 2025. EPC information comes from the public Energy Performance Certificate data for England and Wales.

When we last checked, 2 The Barns was in council tax band E. Council Tax bands can change, so check the latest Valuation Office Agency Council Tax list.

2 The Barns is in postcode LA12 8AE, in Backbarrow. You can also view HouseMetric's sold-price page for LA12 8AE or analysis of the Backbarrow property market.

HouseMetric combines HM Land Registry price paid data, Energy Performance Certificate data and Ordnance Survey/open data. The data were last updated 8 October 2026. Figures such as indexed values and local valuation ranges are calculated estimates for context, while official records can change as public datasets are updated.

For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.