# 2 bedroom ground floor flat for sale (CW12 4FH) ## Property Details | Key | Value | |-----|-------| | Address | 5 WESTBOURNE MEWS, CONGLETON, CHESHIRE EAST CW12 4FH | | Price | £140,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | B | | Construction age | England and Wales: 1991-1995 | | Floor area | 54 m² | | Last sold | £77,500 May 2013 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 15/06/2036 - **Current heating cost:** £869/year - **Est. upgrade cost to C:** £10,448 ### Recommendations - W2 (£5,000 - £10,000) - E (£90 - £105) - L2 (£1,200 - £2,400) - Y (£600 - £1,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9869-3063-2206-6126-6200) ## Description NO CHAIN | SPACIOUS TWO BEDROOM GROUND FLOOR APARTMENT FOR THE OVER 55'sOffered to the market with no onward chain, Timothy A Brown are delighted to present this spacious and well-appointed two-bedroom ground floor apartment, exclusively designed for the over 55's, enjoying a pleasant setting with attractive communal gardens and ample resident parking.The accommodation has been thoughtfully designed to provide comfortable and easy-to-maintain living throughout, comprising a private entrance hall, generous lounge, fitted breakfast kitchen, two well-proportioned double bedrooms and a bathroom.Perfectly suited to retirees, professionals, singles or couples seeking a secure and convenient lifestyle, the apartment offers an excellent balance of comfort, privacy and practicality within a welcoming community environment.The location is particularly appealing, being just moments from the beautiful Astbury Mere Country Park, where residents can enjoy scenic lakeside walks, cycling routes and a variety of outdoor leisure pursuits. The thriving market town of Congleton is also close at hand, offering an excellent selection of independent shops, cafés, restaurants, supermarkets and everyday amenities, together with cultural attractions including the Daneside Theatre and a host of popular community events throughout the year.For those requiring excellent transport links, the property is ideally positioned with easy access to the A34, Congleton Link Road and the M6 motorway, whilst Manchester International Airport is approximately 18 miles away. Crewe, one of the region's principal rail hubs, lies within 12 miles, and Congleton Railway Station provides regular services to Manchester, Stoke-on-Trent and beyond.An excellent opportunity to acquire a spacious ground floor apartment in a highly convenient and sought-after location. Early viewing is highly recommended. ## Property Photos - ![EXTERIOR](/listings/photos/90142497/892837) - EXTERIOR - ![BREAKFAST KITCHEN](/listings/photos/90142497/892841) - BREAKFAST KITCHEN - ![EXTERIOR](/listings/photos/90142497/892846) - EXTERIOR - ![LOUNGE](/listings/photos/90142497/892849) - LOUNGE - ![BEDROOM](/listings/photos/90142497/892852) - BEDROOM - ![BEDROOM](/listings/photos/90142497/892855) - BEDROOM - ![BATHROOM](/listings/photos/90142497/892857) - BATHROOM - ![ELEVATED EXTERIOR](/listings/photos/90142497/892860) - ELEVATED EXTERIOR - ![COMMUNAL ENTRANCE](/listings/photos/90142497/892864) - COMMUNAL ENTRANCE - ![APARTMENT HALL](/listings/photos/90142497/892867) - APARTMENT HALL - ![APARTMENT HALL](/listings/photos/90142497/892869) - APARTMENT HALL - ![BREAKFAST KITCHEN](/listings/photos/90142497/892873) - BREAKFAST KITCHEN - ![EXTERIOR](/listings/photos/90142497/892876) - EXTERIOR - ![EXTERIOR](/listings/photos/90142497/892879) - EXTERIOR ## Floorplans - ![Floorplan 1](/listings/photos/90142497/892882) - Floorplan 1 ## EPC Graphs - ![Energy Performance Certificate](/listings/photos/90142497/892884) - Energy Performance Certificate ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 5 WESTBOURNE MEWS, CONGLETON, CHESHIRE EAST, CW12 4FH | £77,500 | 24/05/2013 | Flat | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | ORCHARD GARDENS FLAT 8 APPLE CLOSE, CONGLETON, CHESHIRE EAST, CW12 4RZ | £132,000 | 11/05/2023 | Flat | | ORCHARD GARDENS FLAT 3 APPLE CLOSE, CONGLETON, CHESHIRE EAST, CW12 4RZ | £160,000 | 17/06/2022 | Flat | | WESTBOURNE HOUSE, 15 - 17 3 NEWCASTLE ROAD, CONGLETON, CHESHIRE EAST, CW12 4HN | £240,000 | 27/05/2022 | Flat | | ORCHARD GARDENS FLAT 19 APPLE CLOSE, CONGLETON, CHESHIRE EAST, CW12 4RZ | £137,500 | 15/12/2021 | Flat | | ORCHARD GARDENS FLAT 8 APPLE CLOSE, CONGLETON, CHESHIRE EAST, CW12 4RZ | £122,500 | 09/12/2021 | Flat | | ORCHARD GARDENS FLAT 6 APPLE CLOSE, CONGLETON, CHESHIRE EAST, CW12 4RZ | £122,500 | 15/10/2021 | Flat | | WESTBOURNE HOUSE 15-17 10 NEWCASTLE ROAD, CONGLETON, CHESHIRE EAST, CW12 4HN | £172,500 | 21/09/2021 | Flat | **Area average:** £155,286 (7 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £115,200 (10 Flat, CW12, 2024–2026) - **Deviation:** +21.5% ## 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 Oldham & Rochdale (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £576/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 | |------|------|------|------|------| | [Newcastle Road, Congleton](http://87.117.209.195:8080/listings/ab2e0bc) | £1,250/mo | 2 | 0.02 miles | Rightmove | | [Westholme Close, Congleton, CW12](http://87.117.209.195:8080/listings/503bf54) | £1,075/mo | 2 | 0.37 miles | Rightmove | | [Obelisk Way, Congleton, CW12](http://87.117.209.195:8080/listings/91950ba) | £875/mo | 2 | 0.41 miles | Rightmove | | [Antrobus Street, Congleton](http://87.117.209.195:8080/listings/38d68f1) | £650/mo | 2 | 0.63 miles | Rightmove | | [Nelson Street, Congleton](http://87.117.209.195:8080/listings/c84ed73) | £850/mo | 2 | 0.68 miles | Rightmove | | [Holford Street, Congleton, CW12](http://87.117.209.195:8080/listings/6a8ac67) | £825/mo | 2 | 0.7 miles | Rightmove | | [Lynalls Close, Congleton, CW12](http://87.117.209.195:8080/listings/e6aceff) | £1,200/mo | 2 | 0.7 miles | Rightmove | | [Swan Street, Congleton, Cheshire, CW12](http://87.117.209.195:8080/listings/0b4ef6d) | £995/mo | 2 | 0.71 miles | Rightmove | | [Moody Street, Congleton](http://87.117.209.195:8080/listings/baf3703) | £800/mo | 2 | 0.83 miles | Rightmove | | [Moody Street, Tudor Court, CW12](http://87.117.209.195:8080/listings/25ed67d) | £850/mo | 2 | 0.83 miles | Rightmove | | [High Street, Congleton, Cheshire, CW12](http://87.117.209.195:8080/listings/3ae70fa) | £980/mo | 2 | 0.88 miles | Rightmove | | [Kestrel Close, Congleton, CW12](http://87.117.209.195:8080/listings/41964eb) | £1,350/mo | 2 | 0.88 miles | Rightmove | | [Kinsey Street, Congleton](http://87.117.209.195:8080/listings/76d741f) | £850/mo | 2 | 0.93 miles | Rightmove | | [Burslam Street, Congleton](http://87.117.209.195:8080/listings/034d30a) | £875/mo | 2 | 1 miles | Rightmove | | [Lower Heath, Congleton](http://87.117.209.195:8080/listings/3111231) | £600/mo | 2 | 1.19 miles | Rightmove | | [Bradshaw Drive, Congleton, Cheshire East](http://87.117.209.195:8080/listings/6ed98dd) | £672/mo | 2 | 1.34 miles | Rightmove | | [Isis Close, Congleton, CW12](http://87.117.209.195:8080/listings/9dbe539) | £1,100/mo | 2 | 1.5 miles | Rightmove | | [Fern Crescent, Congleton, CW12](http://87.117.209.195:8080/listings/9e7c679) | £995/mo | 2 | 1.58 miles | Rightmove | | [Bath Vale, Congleton](http://87.117.209.195:8080/listings/96d4227) | £1,050/mo | 2 | 1.76 miles | Rightmove | | [Bath Vale, Congleton, Cheshire, CW12](http://87.117.209.195:8080/listings/06ba96c) | £750/mo | 2 | 1.89 miles | Rightmove | **Average rent: £947/mo (22 listings)** ## 1% Rule - **Rent ratio:** 0.63% (weak for cashflow) - **Max investor price (0.8%):** £109,375 - **Target investor price (1%):** £87,500 *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 £875/mo).* - **Gross yield:** 7.5% - **Cost-to-rent:** 13.3× - **Monthly cashflow:** £211/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 6.2% *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:** £2,593/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 34.4% - **10y growth:** -8.6% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** -3.4% - **5y growth (index):** 7.2% - **10y growth (index):** 30.1% ## 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)