Sold Detached

22A

BLACK FIRS LANE, SOMERFORD, CONGLETON CW12 4QQ

4 beds 1,970 sq ft Listed 12 Jul 2025 (-338d)

£434,995

Save

# 4 bedroom detached house for sale (CW12 4QQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 22A, BLACK FIRS LANE, SOMERFORD, CONGLETON CW12 4QQ |
| Price | £434,995 |
| Bedrooms | 4 |
| Council tax | TBC |
| Floor area | 183 m² |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 17/02/2030
- **Current heating cost:** £1,477/year

### Recommendations
- W1 (1,200)
- E (120)
- N (6,000)
- U (5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9288-9001-7292-2870-5230)

## Description

**Plot 109 (The Milliner)** - priced at £434,995

**About the Home**

With a grand exterior and a remarkable amount of living space within, The Milliner is a 4-bedroom home that will meet – and certainly exceed – the needs of larger families, particularly those with older children. A magnificent open-plan kitchen, dining and family area is designed to gather the family together, while the four double bedrooms can provide all members of the household with their own comfortable spaces to enjoy.

The front door leads into the hallway, from which the ground floor radiates out. The separate and substantial living room occupies the length of the home and boasts a dual aspect, including French doors that open onto the rear garden, welcoming you outside and bringing the sunshine in.

The Milliner’s open-plan kitchen, dining and family area has an attractive L-shaped layout, which cleverly zones each area whilst allowing light, music and conversation to flow. The kitchen offers an impressive amount of worktop space for preparation and cooking, while the dining area easily accommodates a family-sized dining table, and benefits from a second set of French doors opening to the garden – a delightful feature when entertaining guests outdoors, and useful for keeping an eye on younger family members as they play.

Leading off the dining space is the family area, which is versatile in its purpose. It would make a cosy and inviting snug in which to relax with family and friends, a playroom to keep toys contained, or even an enviable home bar area. The cloakroom, conveniently located in the entrance hallway alongside a storage cupboard, completes the ground floor level.

Upstairs are all four bedrooms, the first of which incorporates an en-suite shower room. The remaining bedrooms share use of the family bathroom. Bedroom 4, situated to the rear of the home, has a peaceful location and is optimally sized for a nursery, guest room, or private home office. On the landing, a deep storage cupboard is ideal for keeping the household’s towels and bed linens well organised.

**Additional information**

Estate Management Charge: £138.00Internal Area: 1271 sq. ft.Annual service charge: NoneCouncil tax band: TBCTenure: FreeholdPredicted EPC rating: TBCPredicted completion window: Spring 2026

The additional information provided for council tax, service charges and ground rents (where applicable) is only an estimation. Please check with your Sales Advisor for more specific details.

**About the Development**

An attractive development of 1, 2, 3, 4 and 5-bedroom new homes and bungalows, providing excellent travel links to major cities and easy access to popular shopping and leisure facilities. Located in the historic market town of Congleton, this development benefits from peaceful semi-rural surroundings with excellent commuter links, as well as access to appealing leisure facilities in the nearby areas of Macclesfield, Crewe, Stoke, and further afield in the cosmopolitan city of Manchester.

**Why Buy With Bellway?**

At Bellway we have always built attractive and desirable new homes.  That's why we've become one of the five largest builders in Britain. But now there's even more reason to choose a Bellway home.

To make the whole process of selling and buying easier, we've put together a range of services to make your move as hassle free as possible.

**Express Mover**

**"We have a home to sell"**

Sell your home quicker with **no estate agent fees.**^

Our Intermediate Management Agent will work with a local estate agent to market your home at an agreed price.

You could soon be moving into your new dream home, start your journey with us today.

**Low-cost mortgage**

Looking for a low-cost mortgage solution? With Own New, you could lower your monthly repayment costs – making that move to a brand-new home more affordable. Just speak with a sales advisor at this development to find out more.

**This Sales Centre is open**

Our sales centre is open for drop-in visits.

Should you wish to have dedicated time with our Sales Advisor, please book an appointment before visiting us.

**Sales office opening hours**

**Monday** 10:00 - 17:00

**Tuesday** closed

**Wednesday** closed

**Thursday** 10:00 - 19:00

**Friday** 10:00 - 17:00

**Saturday** 11:00 - 17:00

**Sunday** 11:00 - 17:00

^All offers apply to specific plots and selected developments only. Terms and conditions apply. Contact your Bellway sales advisor to find out more or see terms and conditions on our Bellway website. Express Mover and Part Exchange scheme offers are subject to status, availability and eligibility. Bellway reserve the right to refuse a Part Exchange. Any promoted offer is subject to contract. 10-year NHBC Buildmark policy. This includes deposit protection from exchange of contracts, a two-year builder warranty from legal completion, and then eight years of structural defects insurance cover.*

## Property Photos

- ![CGI](/listings/photos/164426897/84940) - CGI
- ![Showhome Photography](/listings/photos/164426897/84941) - Showhome Photography
- ![Showhome Photography](/listings/photos/164426897/84942) - Showhome Photography
- ![Showhome Photography](/listings/photos/164426897/84943) - Showhome Photography
- ![Showhome Photography](/listings/photos/164426897/84944) - Showhome Photography
- ![Showhome Photography](/listings/photos/164426897/84945) - Showhome Photography
- ![Showhome Photography](/listings/photos/164426897/84946) - Showhome Photography
- ![Showhome Photography](/listings/photos/164426897/84947) - Showhome Photography
- ![Showhome Photography](/listings/photos/164426897/84948) - Showhome Photography
- ![Showhome Photography](/listings/photos/164426897/84949) - Showhome Photography
- ![Showhome Photography](/listings/photos/164426897/84950) - Showhome Photography
- ![Showhome Photography](/listings/photos/164426897/84951) - Showhome Photography

## Floorplans

- ![Ground Floor](/listings/photos/164426897/84952) - Ground Floor
- ![First Floor](/listings/photos/164426897/84953) - First Floor

## FENSA Certificates

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

### FENSA Certificate #14172568
- **Address:** 22a Black Firs Lane, Somerford, CW12 4QQ
- **Certificate Issued:** 30/08/2020
- **Work Completed:** 31/07/2020
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 22A BLACK FIRS LANE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4QQ | £603,000 | 10/06/2022 | Detached |
| 22A BLACK FIRS LANE, SOMERFORD, CONGLETON, CHESHIRE, CW12 4QQ | £185,000 | 29/11/1999 | Detached |
| 22A BLACK FIRS LANE, SOMERFORD, CONGLETON, CHESHIRE, CW12 4QQ | £165,000 | 09/07/1999 | 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 |
|---------|-------|------|------|
| 9A BLACK FIRS LANE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4QG | £495,000 | 15/12/2023 | Detached |
| 7 JUNIPER AVENUE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4ZH | £398,000 | 12/12/2023 | Detached |
| 26 GINKGO GROVE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4ZL | £370,000 | 13/10/2023 | Detached |
| 6 CYPRESS GROVE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4ZD | £525,000 | 05/05/2023 | Detached |
| 4 BLUE CEDAR WAY, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4ZA | £615,000 | 09/02/2023 | Detached |
| 23 LARCH PLACE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4ZN | £365,000 | 25/11/2022 | Detached |
| [Same street] 14 BLACK FIRS LANE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4QQ | £389,500 | 16/09/2022 | Semi-detached |
| [Same street] MULBERRY HOUSE, 34 BLACK FIRS LANE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4QQ | £905,000 | 15/09/2022 | Detached |
| 21 LONGDOWN ROAD, CONGLETON, CHESHIRE EAST, CW12 4QH | £410,000 | 19/08/2022 | Detached |
| 6 LONGDOWN ROAD, CONGLETON, CHESHIRE EAST, CW12 4QJ | £420,000 | 28/07/2022 | Detached |
| 25 GINKGO GROVE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4ZL | £358,000 | 27/05/2022 | Detached |
| [Same street] 18 BLACK FIRS LANE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4QQ | £785,000 | 26/05/2022 | Detached |
| 13 LARCH PLACE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4ZN | £352,000 | 25/03/2022 | Detached |
| 5 LARCH PLACE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4ZN | £327,000 | 18/03/2022 | Detached |
| 5 BLACK FIRS LANE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4QG | £561,000 | 18/03/2022 | Detached |
| 184 HOLMES CHAPEL ROAD, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4QB | £592,000 | 11/03/2022 | Detached |
| 3 LARCH PLACE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4ZN | £387,500 | 25/02/2022 | Detached |
| 1 LARCH PLACE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4ZN | £350,000 | 15/02/2022 | Detached |
| 164A HOLMES CHAPEL ROAD, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4QB | £535,000 | 09/02/2022 | Detached |
| 1 REDWOOD WAY, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4ZF | £368,000 | 14/01/2022 | Detached |
| 4 LARCH PLACE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4ZP | £332,500 | 17/12/2021 | Detached |
| 19 LARCH PLACE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4ZN | £325,000 | 17/12/2021 | Detached |
| 15 LARCH PLACE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4ZN | £377,500 | 17/12/2021 | Detached |

**Street average:** £693,167 (3 sales)
**Area average:** £423,175 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £425,487 (90 Detached, CW12, 2024–2026)
- **Deviation:** +2.2%

## 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 Oldham & Rochdale (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £947/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 |
|------|------|------|------|------|
| [Blue Cedar Way, Somerford, CW12](http://87.117.209.195:8080/listings/91523c5) | £1,750/mo | 4 | 0.21 miles | Rightmove |
| [Chelford Road, Somerford, CW12](http://87.117.209.195:8080/listings/1478f53) | £2,995/mo | 4 | 0.37 miles | Rightmove |
| [Field View Road, Congleton, CW12](http://87.117.209.195:8080/listings/231b890) | £1,400/mo | 4 | 0.49 miles | Rightmove |
| [Walfield Avenue, Congleton, CW12](http://87.117.209.195:8080/listings/4d4293e) | £2,200/mo | 4 | 1.57 miles | Rightmove |
| [Rutland Close, Congleton](http://87.117.209.195:8080/listings/02cfca7) | £1,700/mo | 4 | 1.62 miles | Rightmove |
| [Quayside, Congleton, CW12](http://87.117.209.195:8080/listings/6cdc68b) | £1,600/mo | 4 | 1.96 miles | Rightmove |
| [Watery Lane, Astbury, Congleton](http://87.117.209.195:8080/listings/cb14497) | £3,750/mo | 4 | 2.14 miles | Rightmove |
| [Hillside Farmhouse, Cloudside, Congleton, CW12 3QG](http://87.117.209.195:8080/listings/afe1a0f) | £2,000/mo | 4 | 4.52 miles | Rightmove |

**Average rent: £2,174/mo (8 listings)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £234,375
- **Target investor price (1%):** £187,500

*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 £1,875/mo).*

- **Gross yield:** 5.2%
- **Cost-to-rent:** 19.3×
- **Monthly cashflow:** £-51/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.5%

*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).*

## Price per Square Metre

- **£/m²:** £2,377/m²

## Capital growth trend

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

- **5y growth:** 21.5%
- **10y growth:** 55.4%

## 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)

CGI Showhome Photography Showhome Photography Showhome Photography Showhome Photography Showhome Photography Showhome Photography Showhome Photography Showhome Photography Showhome Photography Showhome Photography Showhome Photography

/ 12

Property details

Tenure

FREEHOLD

Floor area

183 m²

Council tax band

TBC

EPC rating

Price per m²

£2,377/m²

Local average

£425,487 (+2.2%)

Street crime

23 incidents within 1 mile (Apr 2026)

Key features

Move in as little as 6 weeks with this Good to Go home*
Brand new and chain free
Open plan kitchen, dining and family area
Integrated kitchen appliances
Dual-aspect living room
Two sets of French doors to the rear garden
Four double bedrooms
En suite to bedroom 1
Rated a <b>5 Star HBF Builder in 2025</b> - over 90% of our customers would recommend us to a friend
10-year NHBC Buildmark policy^

Additional details

Garden: Yes

Description

Plot 109 (The Milliner) - priced at £434,995

About the Home
With a grand exterior and a remarkable amount of living space within, The Milliner is a 4-bedroom home that will meet – and certainly exceed – the needs of larger families, particularly those with older children. A magnificent open-plan kitchen, dining and family area is designed to gather the family together, while the four double bedrooms can provide all members of the household with their own comfortable spaces to enjoy.

The front door leads into the hallway, from which the ground floor radiates out. The separate and substantial living room occupies the length of the home and boasts a dual aspect, including French doors that open onto the rear garden, welcoming you outside and bringing the sunshine in.

The Milliner’s open-plan kitchen, dining and family area has an attractive L-shaped layout, which cleverly zones each area whilst allowing light, music and conversation to flow. The kitchen offers an impressive amount of worktop space for preparation and cooking, while the dining area easily accommodates a family-sized dining table, and benefits from a second set of French doors opening to the garden – a delightful feature when entertaining guests outdoors, and useful for keeping an eye on younger family members as they play.

Leading off the dining space is the family area, which is versatile in its purpose. It would make a cosy and inviting snug in which to relax with family and friends, a playroom to keep toys contained, or even an enviable home bar area. The cloakroom, conveniently located in the entrance hallway alongside a storage cupboard, completes the ground floor level.

Upstairs are all four bedrooms, the first of which incorporates an en-suite shower room. The remaining bedrooms share use of the family bathroom. Bedroom 4, situated to the rear of the home, has a peaceful location and is optimally sized for a nursery, guest room, or private home office. On the landing, a deep storage cupboard is ideal for keeping the household’s towels and bed linens well organised.

Additional information
Estate Management Charge: £138.00Internal Area: 1271 sq. ft.Annual service charge: NoneCouncil tax band: TBCTenure: FreeholdPredicted EPC rating: TBCPredicted completion window: Spring 2026

The additional information provided for council tax, service charges and ground rents (where applicable) is only an estimation. Please check with your Sales Advisor for more specific details.

About the Development

An attractive development of 1, 2, 3, 4 and 5-bedroom new homes and bungalows, providing excellent travel links to major cities and easy access to popular shopping and leisure facilities. Located in the historic market town of Congleton, this development benefits from peaceful semi-rural surroundings with excellent commuter links, as well as access to appealing leisure facilities in the nearby areas of Macclesfield, Crewe, Stoke, and further afield in the cosmopolitan city of Manchester.

Register your interest of our properties in Congleton today!

Why Buy With Bellway?

At Bellway we have always built attractive and desirable new homes. That's why we've become one of the five largest builders in Britain. But now there's even more reason to choose a Bellway home.

To make the whole process of selling and buying easier, we've put together a range of services to make your move as hassle free as possible.

Express Mover
"We have a home to sell"

Sell your home quicker with no estate agent fees.^

Our Intermediate Management Agent will work with a local estate agent to market your home at an agreed price.

You could soon be moving into your new dream home, start your journey with us today.

Low-cost mortgage
Looking for a low-cost mortgage solution? With Own New, you could lower your monthly repayment costs – making that move to a brand-new home more affordable. Just speak with a sales advisor at this development to find out more.

This Sales Centre is open
Our sales centre is open for drop-in visits.

Should you wish to have dedicated time with our Sales Advisor, please book an appointment before visiting us.

Sales office opening hours
Monday 10:00 - 17:00
Tuesday closed
Wednesday closed
Thursday 10:00 - 19:00
Friday 10:00 - 17:00
Saturday 11:00 - 17:00
Sunday 11:00 - 17:00

^All offers apply to specific plots and selected developments only. Terms and conditions apply. Contact your Bellway sales advisor to find out more or see terms and conditions on our Bellway website. Express Mover and Part Exchange scheme offers are subject to status, availability and eligibility. Bellway reserve the right to refuse a Part Exchange. Any promoted offer is subject to contract. 10-year NHBC Buildmark policy. This includes deposit protection from exchange of contracts, a two-year builder warranty from legal completion, and then eight years of structural defects insurance cover.*

Listed by

Somerford Gate

Bellway Homes Ltd

Reference: 164426897

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 18/02/2020

Expiry date: 17/02/2030

Current heating cost: £1,477/year

Potential heating cost: £1,412/year

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

Recommendations

Floor insulation (suspended floor) (1,200)
Low energy lighting for all fixed outlets (120)
Solar water heating (6,000)
Solar photovoltaic panels, 2.5 kWp (5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Ground Floor

First Floor

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #14172568

Property Details

Street: 22a Black Firs Lane

Town: Somerford

Postcode: CW12 4QQ

Installation Details

Items: 1 window

Certificate Issued: 30/08/2020

Work Completed: 31/07/2020

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

265% since 1999

Event	Date	Price	% change
Sold	10/06/2022 (4 years ago)	£603,000	+225.9%
Sold	29/11/1999 (26 years ago)	£185,000	+12.1%
Sold	09/07/1999 (26 years ago)	£165,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
9A BLACK FIRS LANE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4QG	£495,000	15/12/2023	Detached
7 JUNIPER AVENUE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4ZH	£398,000	12/12/2023	Detached
26 GINKGO GROVE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4ZL	£370,000	13/10/2023	Detached
6 CYPRESS GROVE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4ZD	£525,000	05/05/2023	Detached
4 BLUE CEDAR WAY, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4ZA	£615,000	09/02/2023	Detached
23 LARCH PLACE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4ZN	£365,000	25/11/2022	Detached
Same street 14 BLACK FIRS LANE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4QQ	£389,500	16/09/2022	Semi-detached
Same street MULBERRY HOUSE, 34 BLACK FIRS LANE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4QQ	£905,000	15/09/2022	Detached
21 LONGDOWN ROAD, CONGLETON, CHESHIRE EAST, CW12 4QH	£410,000	19/08/2022	Detached
6 LONGDOWN ROAD, CONGLETON, CHESHIRE EAST, CW12 4QJ	£420,000	28/07/2022	Detached
25 GINKGO GROVE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4ZL	£358,000	27/05/2022	Detached
Same street 18 BLACK FIRS LANE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4QQ	£785,000	26/05/2022	Detached
13 LARCH PLACE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4ZN	£352,000	25/03/2022	Detached
5 LARCH PLACE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4ZN	£327,000	18/03/2022	Detached
5 BLACK FIRS LANE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4QG	£561,000	18/03/2022	Detached
184 HOLMES CHAPEL ROAD, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4QB	£592,000	11/03/2022	Detached
3 LARCH PLACE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4ZN	£387,500	25/02/2022	Detached
1 LARCH PLACE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4ZN	£350,000	15/02/2022	Detached
164A HOLMES CHAPEL ROAD, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4QB	£535,000	09/02/2022	Detached
1 REDWOOD WAY, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4ZF	£368,000	14/01/2022	Detached
4 LARCH PLACE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4ZP	£332,500	17/12/2021	Detached
19 LARCH PLACE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4ZN	£325,000	17/12/2021	Detached
15 LARCH PLACE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4ZN	£377,500	17/12/2021	Detached

Street average: £693,167 (3 sales)

Area average: £423,175 (20 sales)

Capital growth trend

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

5y growth 21.5%

10y growth 55.4%

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

1y (index) 1.6%

5y (index) 23.6%

10y (index) 51.5%

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 Oldham & Rochdale: £947/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View CW12 4QQ

Address

22A Black Firs Lane

Nearby

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

Type	Name	Distance
Bus stop	West Heath, Longdown Road / Lynalls Close	0.2 miles
Bus stop	Somerford, Holmes Chapel Road / Dalebrook Road	0.2 miles
Shop	Constantinos	0.7 miles
Shop	Bargain Booze	0.7 miles
Hospital	Congleton War Memorial Hospital	2.1 miles
Train station	Congleton	2.5 miles
Train station	Holmes Chapel	4.7 miles
Hospital	Rosemount Resource Centre	7.5 miles
University	University of Buckingham Crewe Campus	8.9 miles
University	Buxton & Leek College	10.4 miles

Street-level crime

Category	Count
Violence and sexual offences	14
Shoplifting	4
Bicycle theft	1
Criminal damage and arson	1
Drugs	1
Other crime	1
Public order	1
Total incidents	23

Within 1 mile during Apr 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
Black Firs Primary School	Primary	0.2 miles	Good — 27 Nov 2013
Congleton High School	Secondary	0.4 miles	Good — 15 Jan 2015
The Quinta Primary School	Primary	0.7 miles	Good — 12 Sep 2023
Aidenswood School	Other	1.3 miles	Good — 24 Apr 2024
Saint Mary's Catholic Primary School	Primary	1.4 miles	Requires improvement — 1 Jul 2024

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
Blue Cedar Way, Somerford, CW12	£1,750/mo	4	0.21 miles	Rightmove
Chelford Road, Somerford, CW12	£2,995/mo	4	0.37 miles	Rightmove
Field View Road, Congleton, CW12	£1,400/mo	4	0.49 miles	Rightmove
Walfield Avenue, Congleton, CW12	£2,200/mo	4	1.57 miles	Rightmove
Rutland Close, Congleton	£1,700/mo	4	1.62 miles	Rightmove
Quayside, Congleton, CW12	£1,600/mo	4	1.96 miles	Rightmove
Watery Lane, Astbury, Congleton	£3,750/mo	4	2.14 miles	Rightmove
Hillside Farmhouse, Cloudside, Congleton, CW12 3QG	£2,000/mo	4	4.52 miles	Rightmove

Average rent: £2,174/mo (8 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.43%

Max investor price (0.8%) £234,375

Target investor price (1%) £187,500

Gross yield 5.2%

Cost-to-rent ratio 19.3×

Monthly cashflow £-51/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.5%

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).