# 28 WILLOW LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8PP

## Property details

- Slug: `1e8ef46` (address key hash: `1e8ef4669bb745cee89d4024c19bba0d14a651dd`)
- Postcode: CW4 8PP
- Transactions on record: 1

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 4
- Bathrooms: 2
- Floor area: 143 m²
- EPC rating: C
- Year built: England and Wales: 1967-1975
- Last sold: £675,000 Feb 2026
- Price per m²: £4,720/m²
- Local average: £611,124 (34 sales)
- Street crime: 4 incidents within 1 mile (May 2026)

## Latest sale

- Price: £675,000
- Date: 2026-02-20
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 18/11/2035
- **Current heating cost:** £1,302/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7435-7729-8509-0451-6292)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-20 | £675,000 | Detached | — | £682,038 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29c-ecf6-8922-e063-4804a8c094d0) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 28 WILLOW LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8PP | £675,000 | 20/02/2026 | Detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [168717158](http://87.117.209.195:8080/listings/74d947b)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £675,000 |
| listed | 2025-10-28 | £695,000 |
| sold | 2002-01-01 | £265,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 23 WILLOW LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8PP | £625,000 | 05/12/2025 | Detached |
| 21 WOODLANDS DRIVE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8JH | £381,000 | 19/03/2025 | Detached |
| 18 WILLOW LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8PP | £722,000 | 20/12/2022 | Detached |
| 140 MAIN ROAD, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8JR | £540,000 | 18/11/2022 | Detached |
| 14 WILLOW LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8PP | £505,000 | 23/09/2022 | Detached |
| 4 THE ACREAGE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8JY | £705,000 | 21/09/2022 | Detached |
| 7 SHEARBROOK LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8PR | £800,000 | 05/08/2022 | Detached |
| 19 WILLOW LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8PP | £620,000 | 08/07/2022 | Detached |
| 2 FAIRWAY DRIVE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8GG | £750,000 | 24/06/2022 | Detached |
| 24 WOODLANDS DRIVE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8JH | £410,000 | 07/12/2021 | Detached |
| 81 MAIN ROAD, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8JP | £903,000 | 03/12/2021 | Detached |
| 4 WILLOW LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8PP | £600,250 | 14/09/2021 | Detached |
| 128 MAIN ROAD, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8JR | £150,000 | 27/07/2021 | Detached |

**Area average:** £593,173 (13 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type and bedroom count.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Mill Stream Close, Goostrey](http://87.117.209.195:8080/listings/1f6e797) | £585,000 | 4 | Detached | 0.32 mi |
| [Spinney Avenue, Goostrey](http://87.117.209.195:8080/listings/06ed219) | £850,000 | 4 | Detached | 0.34 mi |
| [Brick Bank Lane, Allostock, WA16](http://87.117.209.195:8080/listings/d9d4283) | £1,750,000 | 4 | Detached | 0.80 mi |

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 41.6%
- **10y growth:** 69.9%

## House Price Index (HM Land Registry)

*Official index for Cheshire East; Detached series; as of April 2026.*

- **1y growth (index):** 0.9%
- **5y growth (index):** 20.9%
- **10y growth (index):** 48.3%

## Rental Range

*ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £881/mo
- **Realistic:** £979/mo
- **Optimistic:** £1,077/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for South Cheshire (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| [Holly Close, Holmes Chapel](http://87.117.209.195:8080/listings/36861fa) | £1,795/mo | 4 | 1.75 miles | Rightmove |

**Average rent: £1,795/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.27% (weak for cashflow)
- **Max investor price (0.8%):** £224,375
- **Target investor price (1%):** £179,500

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,795/mo).*

- **Gross yield:** 3.2%
- **Cost-to-rent:** 31.3×
- **Monthly cashflow:** £-1,068/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.5%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 2 |
| Criminal damage and arson | 1 |
| Public order | 1 |
| **Total incidents** | **4** |

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Goostrey Community Primary School | Primary | 0.6 miles | Good — 16 Mar 2022 |
| Terra Nova School | Other | 1.6 miles | — (No rating) |
| Hermitage Primary School | Primary | 1.7 miles | Good — 20 Nov 2023 |
| Holmes Chapel Primary School | Primary | 2.0 miles | Outstanding — 17 Jul 2015 |
| Holmes Chapel Comprehensive School | Secondary | 2.4 miles | Good — 10 Mar 2020 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #10682754
- **Address:** 28 Willow Lane, Goostrey, CW4 8PP
- **Certificate Issued:** 01/12/2014
- **Work Completed:** 05/11/2014
- **Items:** 2 window(s)