# 4 bedroom detached house for sale (CW11 3HA) ## Property Details | Key | Value | |-----|-------| | Address | 60 ABBEY ROAD, SANDBACH CW11 3HA | | Price | £600,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Council tax | F | | Construction age | England and Wales: 1930-1949 | | Floor area | 130 m² | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 27/05/2036 - **Current heating cost:** £1,351/year - **Est. upgrade cost to C:** £16,500 ### Recommendations - W1 (£5,000 - £10,000) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2131-5312-8101-1117-2791) ## Description No chain! Take a moment to view our signature, guided tour of this beautiful home & admire its fantastic grounds, perfect for any family! Welcome to this exceptional four-bedroom detached period residence, proudly positioned on one of the area’s most sought-after tree-lined roads. Set on an enviable plot of approximately 0.25 acres, this substantial family home offers a rare opportunity to acquire a property brimming with character and potential. The impressive entrance hall welcomes you with original 'Minton' tiled flooring and stained glass to the entrance door, setting the tone for the blend of timeless elegance and spacious living found throughout. Three generous reception rooms provide versatile spaces for entertaining and relaxing, including a multi-aspect lounge with direct access to the gardens and a formal dining room featuring a charming bay window overlooking the mature front garden. The well-appointed breakfast kitchen is complemented by integrated branded appliances, a separate utility room and a convenient cloakroom, ensuring practical family living. Upstairs, four well-proportioned bedrooms offer comfortable accommodation, making this the perfect canvas to modernise and potentially extend into your forever home (subject to necessary consents). Ample storage and thoughtful layout enhance the appeal, while the property’s natural light and period features create a warm, inviting atmosphere. Be sure to explore the video tour, photos, and floorplans to fully appreciate everything this home has to offer. Step outside and discover the outstanding grounds that truly set this property apart. The extensive driveway provides parking for several vehicles and leads to a detached double garage, offering both secure parking and invaluable additional storage space. The beautifully maintained gardens wrap around the property, featuring mature trees, established borders, a sunny westerly aspect and generous lawns that provide a tranquil setting for outdoor gatherings and family activities. There is ample scope to further landscape or design your dream outdoor retreat, with plenty of space for children to play or for keen gardeners to indulge their passion. The patio area is ideal for al fresco dining and summer entertaining, while the privacy and seclusion afforded by the mature planting make this garden a rare find in such a prime location. With its blend of space, potential, and idyllic surroundings, this exceptional home is a must-see. Contact us today to arrange your viewing and start imagining the lifestyle that awaits! EPC Rating: D**Entrance Hall** (2.08m x 5.19m) **Lounge** (3.72m x 6.44m) (maximum) **Dining Room** (3.68m x 4.2m) **Breakfast Kitchen** (3.09m x 3.67m) **Utility** (1.71m x 2.43m) **WC** (0.9m x 1.5m) **Rear Lobby** (0.9m x 1.8m) **First Floor Landing** (2.07m x 5.84m) **Bedroom One** (3.7m x 3.71m) (Maximum) **Bedroom Two** (3.72m x 3.86m) **Bedroom Three** (3.08m x 3.7m) **Bedroom Four** (2.45m x 2.57m) **Bathroom** (1.79m x 3.73m) **Double Garage** (5.07m x 5.9m) **Parking - Double garage** **Parking - Driveway** **Disclaimer** As the Sellers agent, we are not Surveyors or Conveyancing experts and as such we cannot and do not comment on the condition of the property or other issues relating to title or other legal issues that may affect this property, unless we have been made aware of such matters. Interested parties should employ their own professionals to make such enquiries before making any transactional decisions. We have not carried out a structural survey and the services, appliances and specific fittings have not been tested. All photographs, measurements, floor plans and distances referred to are given as a guide only. Lease details, service charges and ground rent (where applicable) and council tax are given as a guide only and should be checked and confirmed by a solicitor prior to exchange of contracts. The copyright of all details, photographs and floorplans remain the possession of Chris Hamriding Lettings & Estates. ## Property Photos - ![Photo](/listings/photos/88616097/453057) - ![Photo](/listings/photos/88616097/453060) - ![Photo](/listings/photos/88616097/453062) - ![Photo](/listings/photos/88616097/453064) - ![Photo](/listings/photos/88616097/453067) - ![Photo](/listings/photos/88616097/453068) - ![Photo](/listings/photos/88616097/453070) - ![Photo](/listings/photos/88616097/453072) - ![Photo](/listings/photos/88616097/453074) - ![Photo](/listings/photos/88616097/453076) - ![Photo](/listings/photos/88616097/453078) - ![Photo](/listings/photos/88616097/453080) - ![Photo](/listings/photos/88616097/453081) - ![Photo](/listings/photos/88616097/453083) - ![Photo](/listings/photos/88616097/453085) - ![Photo](/listings/photos/88616097/453086) - ![Photo](/listings/photos/88616097/453087) - ![Photo](/listings/photos/88616097/453088) - ![Photo](/listings/photos/88616097/453089) - ![Photo](/listings/photos/88616097/453090) - ![Photo](/listings/photos/88616097/453091) - ![Photo](/listings/photos/88616097/453092) - ![Photo](/listings/photos/88616097/453093) - ![Photo](/listings/photos/88616097/453094) - ![Photo](/listings/photos/88616097/453095) - ![Photo](/listings/photos/88616097/453096) ## Floorplans - ![All](/listings/photos/88616097/453097) - All ## EPC Graphs - ![EPC 1](/listings/photos/88616097/603929) - EPC 1 ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 6 DEANS LANE, ELWORTH, SANDBACH, CHESHIRE EAST, CW11 3HE | £295,000 | 31/10/2025 | Detached | | [Same street] 30 ABBEY ROAD, SANDBACH, CHESHIRE EAST, CW11 3HA | £227,000 | 06/08/2025 | Semi-detached | | 6 PADDOCK ROAD, SANDBACH, CHESHIRE EAST, CW11 3SN | £548,000 | 18/12/2023 | Detached | | 82 REDWING ROAD, SANDBACH, CHESHIRE EAST, CW11 3TS | £248,500 | 30/03/2023 | Detached | | [Same street] 67 ABBEY ROAD, SANDBACH, CHESHIRE EAST, CW11 3HA | £290,000 | 24/03/2023 | Semi-detached | | 20 FIELDFARE WAY, SANDBACH, CHESHIRE EAST, CW11 3TR | £248,500 | 19/12/2022 | Detached | | 35 FIELDFARE WAY, SANDBACH, CHESHIRE EAST, CW11 3TR | £409,000 | 16/12/2022 | Detached | | 17 PADDOCK ROAD, SANDBACH, CHESHIRE EAST, CW11 3SN | £393,750 | 18/11/2022 | Detached | | [Same street] 18 ABBEY ROAD, SANDBACH, CHESHIRE EAST, CW11 3HA | £340,000 | 14/11/2022 | Semi-detached | | 1 FOXGLOVE AVENUE, SANDBACH, CHESHIRE EAST, CW11 3TJ | £415,000 | 28/10/2022 | Detached | | 15 POPPY WAY, SANDBACH, CHESHIRE EAST, CW11 3TH | £485,000 | 28/10/2022 | Detached | | 10 POPPY WAY, SANDBACH, CHESHIRE EAST, CW11 3TH | £470,000 | 20/10/2022 | Detached | | 10 FIELDFARE WAY, SANDBACH, CHESHIRE EAST, CW11 3TR | £365,000 | 03/10/2022 | Detached | | 12 RED CLOVER DRIVE, SANDBACH, CHESHIRE EAST, CW11 3TP | £535,000 | 30/09/2022 | Detached | | 23 FIELDFARE WAY, SANDBACH, CHESHIRE EAST, CW11 3TR | £416,250 | 16/09/2022 | Detached | | 21 FIELDFARE WAY, SANDBACH, CHESHIRE EAST, CW11 3TR | £416,250 | 08/09/2022 | Detached | | 19 FIELDFARE WAY, SANDBACH, CHESHIRE EAST, CW11 3TR | £425,000 | 31/08/2022 | Detached | | 29 FIELDFARE WAY, SANDBACH, CHESHIRE EAST, CW11 3TR | £417,250 | 26/08/2022 | Detached | | 6 FOXGLOVE AVENUE, SANDBACH, CHESHIRE EAST, CW11 3TJ | £395,000 | 26/08/2022 | Detached | | [Same street] 11 ABBEY ROAD, SANDBACH, CHESHIRE EAST, CW11 3HA | £295,000 | 05/08/2022 | Detached | | 2 CELANDINE CLOSE, SANDBACH, CHESHIRE EAST, CW11 3TW | £435,000 | 26/07/2022 | Detached | | 78 REDWING ROAD, SANDBACH, CHESHIRE EAST, CW11 3TS | £407,000 | 15/07/2022 | Detached | | 8 CELANDINE CLOSE, SANDBACH, CHESHIRE EAST, CW11 3TW | £414,000 | 07/07/2022 | Detached | | 33 REDWING ROAD, SANDBACH, CHESHIRE EAST, CW11 3TS | £405,000 | 28/06/2022 | Detached | | [Same street] 24 ABBEY ROAD, SANDBACH, CHESHIRE EAST, CW11 3HA | £295,000 | 01/06/2022 | Detached | | [Same street] 48 ABBEY ROAD, SANDBACH, CHESHIRE EAST, CW11 3HA | £280,000 | 27/08/2021 | Semi-detached | | [Same street] 66A ABBEY ROAD, SANDBACH, CHESHIRE EAST, CW11 3HA | £400,000 | 02/07/2021 | Detached | **Street average:** £303,857 (7 sales) **Area average:** £407,175 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £413,691 (39 Detached, CW11, 2024–2026) - **Deviation:** +45% ## 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).* - **LHA floor (this property size):** £992/mo ## 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 | |------|------|------|------|------| | [37 Newcastle Road South, Sandbach](http://87.117.209.195:8080/listings/aaced26) | £2,000/mo | 4 | 3.01 miles | Rightmove | **Average rent: £2,000/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.33% (weak for cashflow) - **Max investor price (0.8%):** £250,000 - **Target investor price (1%):** £200,000 *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 £2,000/mo).* - **Gross yield:** 4% - **Cost-to-rent:** 25× - **Monthly cashflow:** £-588/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -4.1% *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).* ## Price per Square Metre - **£/m²:** £4,615/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 18.1% - **10y growth:** 46.2% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of March 2026.* - **1y growth (index):** 1.6% - **5y growth (index):** 23.6% - **10y growth (index):** 51.5% ## Flood risk - **Zone:** 1 - **Risk:** Low - **Source:** Job (default Low) [Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)