Detached 3 sales on record

5 MEADOWSIDE

SMALLWOOD, SANDBACH, CHESHIRE EAST, CW11 2WS

£1,100,000

Location

Map view View on Google Maps View on OpenStreetMap Street View CW11 2WS

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Smethwick Green, Sandbach Road / Smethwick Lane	0.6 miles
Shop	WHSmith	2.0 miles
Train station	Holmes Chapel	3.6 miles
University	University of Buckingham Crewe Campus	6.7 miles
Hospital	Haywood Hospital Walk-in Centre	8.3 miles

Property details

Tenure

Freehold

Property type

Detached

Bedrooms (EPC estimate)

Floor area

329 m²

EPC rating

Year built

England and Wales: 2012 onwards

Last sold

£1,100,000 Feb 2026

Price per m²

£3,343/m²

Local average

£415,893 (38 sales)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 10/11/2023

Current heating cost: £2,203/year

Potential heating cost: £2,211/year

Est. upgrade cost to C: £9,500

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	27/02/2026	£1,100,000	Detached	+22.9%	£1,100,000 to February 2026	View transaction
Sold	23/11/2023	£895,000	Detached	0%	£943,282 to February 2026	View transaction
Sold	27/02/2014	£895,000	Detached	—	£1,461,649 to February 2026	View transaction

Historic listings

Checking public listings for past sale and let events matched to this address. Refresh in a few minutes.

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
15 MEADOWSIDE, SMALLWOOD, SANDBACH, CHESHIRE EAST, CW11 2WS	£1,300,000	29/04/2022	Detached
7 MEADOWSIDE, SMALLWOOD, SANDBACH, CHESHIRE EAST, CW11 2WS	£750,000	16/02/2022	Detached
MOSS END FARMHOUSE MOSS END, SMALLWOOD, SANDBACH, CHESHIRE EAST, CW11 2XQ	£820,000	05/11/2021	Detached

Area average: £956,667 (3 sales)

For sale comparables

Active for-sale listings within 1 mile, matched to the same property type (all bedroom counts shown — none matched the 6-bedroom EPC estimate).

Address	Price	Beds	Type	Distance
Meadowside, Smallwood, CW11	£1,495,000	5	Detached	0.02 mi
Smethwick Lane, Brereton, Sandbach	£795,000	3	Detached	0.64 mi
Davenport Lane, Brereton, Sandbach, Cheshire, CW11	£2,950,000	4	Detached	0.77 mi
Malpas Close, Arclid, CW11	£425,000	4	Detached	0.82 mi
Davenport Lane, Brereton, Sandbach, Cheshire, CW11	£2,950,000	8	Detached	0.86 mi
Martins Moss Lane, Smallwood, CW11	£650,000	3	Cottage	0.95 mi
Pear Tree Cottage, Smallwood, Sandbach	£700,000	5	Detached	0.97 mi
Martins Moss, Smallwood, Sandbach	£700,000	5	Detached	0.99 mi

Capital growth trend

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

5y growth 15%

10y growth 56.2%

House Price Index (HM Land Registry — official index, not sold-price averages): Cheshire East. Series: Detached. As of February 2026.

1y (index) 0.7%

5y (index) 21.5%

10y (index) 51.1%

Rental Range

Estimated market rent for Cheshire East. Low = conservative, Realistic = average, Optimistic = best case.

Low £878/mo

Realistic £975/mo

Optimistic £1,073/mo

Based on Local Authority from postcode lookup → Cheshire East.

LHA (30th percentile) floor for South Cheshire: Apr 2025 – Mar 2026

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 6-bedroom EPC estimate). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
Pulford Road, Arclid, Sandbach	£1,600/mo	4	0.83 miles	Rightmove

Average rent: £1,600/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.15%

Max investor price (0.8%) £200,000

Target investor price (1%) £160,000

Gross yield 1.7%

Cost-to-rent ratio 57.3×

Monthly cashflow £-2,917/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -11%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Total incidents	0

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

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Smallwood CofE Primary School	Primary	1.4 miles	Good — 4 Apr 2019
Brereton CofE Primary School	Primary	1.9 miles	Good — 19 Jan 2018
St John's CofE Primary School	Primary	2.0 miles	Inadequate — 5 Feb 2024
Congleton High School	Secondary	2.2 miles	Good — 15 Jan 2015
Black Firs Primary School	Primary	2.4 miles	Good — 27 Nov 2013

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# 5 MEADOWSIDE, SMALLWOOD, SANDBACH, CHESHIRE EAST, CW11 2WS

## Property details

- Slug: `bdfedce` (address key hash: `bdfedceb0fc6d90cc91a7442205f5b5243899d60`)
- Postcode: CW11 2WS
- Transactions on record: 3

- Tenure: Freehold
- Property type: Detached
- Bedrooms (EPC estimate): 6
- Floor area: 329 m²
- EPC rating: D
- Year built: England and Wales: 2012 onwards
- Last sold: £1,100,000 Feb 2026
- Price per m²: £3,343/m²
- Local average: £415,893 (38 sales)

## Latest sale

- Price: £1,100,000
- Date: 2026-02-27
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Current heating cost:** £2,203/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9203-3931-2209-7797-9200)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-27 | £1,100,000 | Detached | +22.9% | £1,100,000 (to February 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29c-ebe9-8922-e063-4804a8c094d0) |
| Sold | 2023-11-23 | £895,000 | Detached | 0% | £943,282 (to February 2026) | [View](http://87.117.209.195:8080/house-prices/0e082196-c2b2-5c09-e063-4704a8c0a10e) |
| Sold | 2014-02-27 | £895,000 | Detached | — | £1,461,649 (to February 2026) | [View](http://87.117.209.195:8080/house-prices/d1291199-d434-4154-b870-e4239d871d1e) |

*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 |
|---------|-------|------|------|
| 5 MEADOWSIDE, SMALLWOOD, SANDBACH, CHESHIRE EAST, CW11 2WS | £1,100,000 | 27/02/2026 | Detached |
| 5 MEADOWSIDE, SMALLWOOD, SANDBACH, CHESHIRE EAST, CW11 2WS | £895,000 | 23/11/2023 | Detached |
| 5 MEADOWSIDE, SMALLWOOD, SANDBACH, CHESHIRE EAST, CW11 2WS | £895,000 | 27/02/2014 | Detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 15 MEADOWSIDE, SMALLWOOD, SANDBACH, CHESHIRE EAST, CW11 2WS | £1,300,000 | 29/04/2022 | Detached |
| 7 MEADOWSIDE, SMALLWOOD, SANDBACH, CHESHIRE EAST, CW11 2WS | £750,000 | 16/02/2022 | Detached |
| MOSS END FARMHOUSE MOSS END, SMALLWOOD, SANDBACH, CHESHIRE EAST, CW11 2XQ | £820,000 | 05/11/2021 | Detached |

**Area average:** £956,667 (3 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type (all bedroom counts shown — none matched the 6-bedroom EPC estimate).*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Meadowside, Smallwood, CW11](http://87.117.209.195:8080/listings/22797fd) | £1,495,000 | 5 | Detached | 0.02 mi |
| [Smethwick Lane, Brereton, Sandbach](http://87.117.209.195:8080/listings/dfe7760) | £795,000 | 3 | Detached | 0.64 mi |
| [Davenport Lane, Brereton, Sandbach, Cheshire, CW11](http://87.117.209.195:8080/listings/fd4d082) | £2,950,000 | 4 | Detached | 0.77 mi |
| [Malpas Close, Arclid, CW11](http://87.117.209.195:8080/listings/d19e545) | £425,000 | 4 | Detached | 0.82 mi |
| [Davenport Lane, Brereton, Sandbach, Cheshire, CW11](http://87.117.209.195:8080/listings/93aa821) | £2,950,000 | 8 | Detached | 0.86 mi |
| [Martins Moss Lane, Smallwood, CW11](http://87.117.209.195:8080/listings/16b6a04) | £650,000 | 3 | Cottage | 0.95 mi |
| [Pear Tree Cottage, Smallwood, Sandbach](http://87.117.209.195:8080/listings/798530f) | £700,000 | 5 | Detached | 0.97 mi |
| [Martins Moss, Smallwood, Sandbach](http://87.117.209.195:8080/listings/b53c61d) | £700,000 | 5 | Detached | 0.99 mi |

## Capital growth trend

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

- **5y growth:** 15%
- **10y growth:** 56.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.7%
- **5y growth (index):** 21.5%
- **10y growth (index):** 51.1%

## Rental Range

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

- **Low:** £878/mo
- **Realistic:** £975/mo
- **Optimistic:** £1,073/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 6-bedroom EPC estimate). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| [Pulford Road, Arclid, Sandbach](http://87.117.209.195:8080/listings/03fc6cb) | £1,600/mo | 4 | 0.83 miles | Rightmove |

**Average rent: £1,600/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.15% (weak for cashflow)
- **Max investor price (0.8%):** £200,000
- **Target investor price (1%):** £160,000

*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 £1,600/mo).*

- **Gross yield:** 1.7%
- **Cost-to-rent:** 57.3×
- **Monthly cashflow:** £-2,917/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -11%

*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

- **Total incidents:** 0

*Within 1 mile during Mar 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 |
|------|------|----------|--------|
| Smallwood CofE Primary School | Primary | 1.4 miles | Good — 4 Apr 2019 |
| Brereton CofE Primary School | Primary | 1.9 miles | Good — 19 Jan 2018 |
| St John's CofE Primary School | Primary | 2.0 miles | Inadequate — 5 Feb 2024 |
| Congleton High School | Secondary | 2.2 miles | Good — 15 Jan 2015 |
| Black Firs Primary School | Primary | 2.4 miles | Good — 27 Nov 2013 |