# 4 bedroom detached house for sale (CW4 8PP) ## Property Details | Key | Value | |-----|-------| | Address | 7 WILLOW LANE, CREWE, GOOSTREY, CHESHIRE EAST CW4 8PP | | Price | £565,000 | | Bedrooms | 4 | | Bathrooms | 1 | | Council tax | F | | Last sold | £552,000 Apr 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 09/10/2035 - **Est. upgrade cost to C:** £17,700 ### Recommendations - B (£900 - £1,500) - 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/9101-3955-7200-8015-5200) ## Description This well presented four-bedroom detached property has been sympathetically maintained and improved over the years by the current owners to now provide light, spacious and flexible living accommodation in a modern style. Particular mention must be made of the refitted breakfast kitchen with integrated appliances, granite worktops and updated tile flooring, the newly appointed, contemporary bathroom with large walk-in shower and separate bath as well as the added conservatory and generous reception space. Located in a super position on a quiet, leafy, no-through road in the heart of the village, close to all local amenities and schooling whilst being ideally positioned for all major network links to the Northwest and beyond. The property is approached over a tarmacadam driveway, providing ample off-road parking, leading to the double garage and front entrance with open lawned garden, feature planting and mature hedging. The rear gardens are a lovely feature of the property being generous in proportions with a private aspect over woodland to the rear. Laid to lawn in the main with a range of well stocked borders surrounding, all fully enclosed by timber fencing, established hedging and trees. Flagged patio off the main reception space and a further patio towards the rear corner of the garden provide ideal opportunity for alfresco dining and enjoying the lovely aspect. **Directions** From Knutsford Town Centre proceed along Toft Road (A50) for approx. 4 miles. Take the left turn into Booth Bed Lane for approx. 2 miles. At the crossroads turn left onto Main Road. Take the left turn into Mill Lane which continues round to Willow Lane where the property will soon be seen. **Hallway** Front door. Ceiling light point. Radiator. Turning staircase to first floor. Under stairs storage. Walk-in cloaks cupboard. Wood effect flooring. **Downstairs WC** White low level WC. Vanity wash hand basin with brass mixer tap and cupboards under. Ceiling light point. Opaque double glazed window to side. Radiator. Half tiled walls. Tiled floor. **Living Room** Coved ceiling. Two wall light points. Feature media wall with cupboards and shelving. Two radiators. Double glazed bay window to rear. **Dining Room** Coved ceiling. Ceiling light point. Radiator. Fitted dressers. Tiled floor. Open to:- **Conservatory** Ceiling fan light. Radiator. Double glazed windows to three aspects incorporating French doors to garden. **Breakfast Kitchen** Fitted with a range of units comprising cupboards and drawers with granite work surfaces over and matching wall units. White 1 1/2 bowl sink unit with chrome mixer tap. Built-in double oven. Five ring gas wok hob with extractor hood over. Integrated fridge, freezer, washer dryer and dishwasher. Separate integrated freezer. Ceiling beams. Ceiling light point. Downlights. Double glazed windows to front and side. Two radiators. Courtesy door to side. Tiled floor. **Landing** Ceiling light point. Double glazed window to front. Linen cupboard. **Bedroom 1** Ceiling light point. Radiator. Double glazed windows to rear. Fitted wardrobe. **Bedroom 2** Ceiling light point. Radiator. Double glazed windows to rear. Fitted wardrobes, drawers and dressing table. **Bedroom 3** Ceiling light point. Radiator. Double glazed window to front. **Bedroom 4** Ceiling light point. Radiator. Double glazed window to front. **Bathroom** White suite comprising large jacuzzi bath with chrome fittings, large shower unit with chrome fittings, jets, fitted seats and glazed screen. Vanity wash hand basin with chrome mixer tap and cupboards under. Low level WC. Chrome heated towel radiator. Downlights. Double glazed window to front. Radiator. Half tiled walls. Tiled floor. **Externally** The property is approached over a tarmacadam driveway, providing ample off-road parking, leading to the double garage and front entrance with open lawned garden, feature planting and mature hedging. The rear gardens are a lovely feature of the property being generous in proportions with a private aspect over woodland to the rear. Laid to lawn in the main with a range of well stocked borders surrounding, all fully enclosed by timber fencing, established hedging and trees. Flagged patio off the main reception space and a further patio towards the rear corner of the garden provide ideal opportunity for alfresco dining and enjoying the lovely aspect. **Double Garage** Metal roller door. Light and power. Wall mounted boiler. ## Property Photos - ![ (Main)](/listings/photos/167926352/1489188) - (Main) - ![Other](/listings/photos/167926352/1489189) - Other - ![Other](/listings/photos/167926352/1489190) - Other - ![Other](/listings/photos/167926352/1489191) - Other - ![Other](/listings/photos/167926352/1489192) - Other - ![Other](/listings/photos/167926352/1489193) - Other - ![Other](/listings/photos/167926352/1489194) - Other - ![Other](/listings/photos/167926352/1489195) - Other - ![Other](/listings/photos/167926352/1489196) - Other - ![Other](/listings/photos/167926352/1489197) - Other - ![Other](/listings/photos/167926352/1489198) - Other - ![Other](/listings/photos/167926352/1489199) - Other - ![Other](/listings/photos/167926352/1489200) - Other - ![Other](/listings/photos/167926352/1489201) - Other - ![Other](/listings/photos/167926352/1489202) - Other - ![Other](/listings/photos/167926352/1489203) - Other - ![Other](/listings/photos/167926352/1489204) - Other - ![Other](/listings/photos/167926352/1489205) - Other - ![Other](/listings/photos/167926352/1489206) - Other ## Floorplans - ![Floorplan](/listings/photos/167926352/1489207) - Floorplan ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 7 WILLOW LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8PP | £552,000 | 02/04/2026 | 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 | |---------|-------|------|------| | [Same street] 28 WILLOW LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8PP | £675,000 | 20/02/2026 | Detached | | [Same street] 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 | | [Same street] 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 | | [Same street] 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 | | 35 SOUTHLANDS ROAD, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8JF | £445,000 | 25/08/2022 | Detached | | 7 SHEARBROOK LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8PR | £800,000 | 05/08/2022 | Detached | | [Same street] 19 WILLOW LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8PP | £620,000 | 08/07/2022 | Detached | | 30 SOUTHLANDS ROAD, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8JF | £450,000 | 27/06/2022 | Detached | | 2 FAIRWAY DRIVE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8GG | £750,000 | 24/06/2022 | Detached | | 1 MEADOW CLOSE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8JQ | £530,000 | 24/06/2022 | Detached | | 31 SOUTHLANDS ROAD, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8JF | £295,000 | 22/03/2022 | 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 | | 40 SOUTHLANDS ROAD, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8JF | £305,000 | 19/10/2021 | Detached | | [Same street] 4 WILLOW LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8PP | £600,250 | 14/09/2021 | Detached | **Street average:** £624,542 (6 sales) **Area average:** £542,833 (12 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £602,303 (37 Detached, CW4, 2024–2026) - **Deviation:** -6.2% ## Rental Range *ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £884/mo - **Realistic:** £982/mo - **Optimistic:** £1,080/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 | |------|------|------|------|------| | [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:** 0.32% (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:** 3.8% - **Cost-to-rent:** 26.2× - **Monthly cashflow:** £-635/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -4.6% *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:** £4,380/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 60.3% - **10y growth:** 70% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of May 2026.* - **1y growth (index):** 3.3% - **5y growth (index):** 23.5% - **10y growth (index):** 50.8% ## 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)