# 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. 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.* ## 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:** £429,248 (88 Detached, CW12, 2024–2026) - **Deviation:** +1.3% ## 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 | |------|------|------|------|------| | [Chelford Road, Somerford, CW12](http://87.117.209.195:8080/listings/1478f53) | £2,995/mo | 4 | 0.37 miles | Rightmove | | [Walfield Avenue, Congleton, CW12](http://87.117.209.195:8080/listings/4d4293e) | £2,200/mo | 4 | 1.57 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 | | [Lewis Way, Congleton](http://87.117.209.195:8080/listings/b657197) | £1,700/mo | 4 | 2.59 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: £2,374/mo (6 listings)** ## 1% Rule - **Rent ratio:** 0.48% (weak for cashflow) - **Max investor price (0.8%):** £262,500 - **Target investor price (1%):** £210,000 *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 £2,100/mo).* - **Gross yield:** 5.8% - **Cost-to-rent:** 17.3× - **Monthly cashflow:** £152/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 1.4% *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:** 14.6% - **10y growth:** 49.5% ## 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)