# Land for sale (CW11 3PG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 5 PLANT LANE, SANDBACH, MOSTON, CHESHIRE CW11 3PG |
| Price | £140,000 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 160 m² |
| Last sold | £190,000 Jun 2002 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 30/10/2024 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £1,342/year
- **Est. upgrade cost to C:** £29,175

### Recommendations
- Q (£4,000 - £14,000)
- W (£800 - £1,200)
- E (£75)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£9,000 - £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8284-7520-2699-6959-0972)

## Description

A single parcel of grassland in a quiet rural location and extending to approximately 6.93 acres (2.80 hectares). Having gated access off Plant Lane and situated within the popular settlement of Moston. It comprises of a single level parcel of grassland which is regular in shape, in good heart when inspected and highly suited to grazing and mowing for hay/silage and would be well suited to equestrian and investor purchasers.

**Directions** - From Sandbach town centre, take the A533 Middlewich Road and proceed in the direction of Middlewich for approximately 1.36 miles.  Turn left at The Fox Inn public house onto Moss Lane.  Follow Moss Lane and cross over the canal.  Bear left onto Plant Lane and after 0.32 of a mile the entrance gateway to the land is on the left-hand side as identified with a Whittaker & Biggs sale board. 

What3Words: ///luck.give.thrillers

**Viewings** - The land can be viewed at any reasonable time without prior appointment with the selling agent. We request that you take a copy of these sales details with you when viewing the land

**Tenure & Title** - The land is sold freehold and with vacant possession granted upon completion.  The land is registered under Title Number CH544202.

**Overage** - The land will be sold subject to an Overage provision where the Vendor will be entitled to 50% of the uplift in value resulting in any use other than agricultural or equestrian.  This will be in place for 25 years.  This will be triggered upon the consent of planning or if any change of use is implemented.

**Services** - There are no mains services connected to the land.

**Soil Type Land Grade** - According to the Cranfield Soil and Agri Food Institute (Soilscapes of England and Wales), the soil is classified as “Soilscape 15”, described as naturally wet, very acid, sandy and loamy soils.  The land is Grade 3 /4 (Land Classification Series for England and Wales) (Grade 1 – best, Grade 5 – least productive).

**Fencing** - The boundaries are understood to be the responsibility of the Purchaser.

**Access** - Access is via the gateway on Plant Lane.

**Town And Country Planning Act** - The property not withstanding any description contained in these particulars, is sold subject to any development plan, tree preservation order, town planning scheme or agreement, resolution or notice.

**Sale Plan And Particulars** - The sale plan is based on the Ordnance Survey sheet.  Prospective purchasers should check the contract documents.  The purchasers shall raise no objection or query in respect of any variation between the physical boundaries and the Ordnance Survey sheet plan.  The plans are strictly for identification purposes only.

**Money Laundering Legislation** - In line with UK anti-money laundering legislation, we are legally required to carry out checks on all purchasers. While the Rostons Group remains responsible for ensuring these checks and any ongoing monitoring are completed correctly, the initial anti-money laundering checks are carried out on our behalf by Movebutler. Once you have had an offer accepted on a property you wish to buy, you will receive an email from Movebutler containing a secure link to complete the required 

checks. The cost of these checks is £30 (incl. VAT) per buyer. This fee covers the cost of obtaining the necessary data, along with any manual checks or monitoring that may be required. Payment is made directly to Movebutler and must be completed before we can issue a memorandum of sale. Please note that this fee is non-refundable.

**Easements, Wayleaves And Rights Of Way** - The land is sold subject to and with the benefit of all public and private rights of way, lights, drainage, cable, pylons or other easements, restrictions or obligations whether or not the same are described in these particulars of sale.

**Selling Agents** - Peter Kirton-Darling MRICS FAAV 

Whittaker and Biggs  

16 High Street  

Congleton  

Cheshire  

CW12 1BD 

Tel:   

Email:

## Property Photos

- ![IMG20260304141656 (1).jpg](/listings/photos/174162551/115673) - IMG20260304141656 (1).jpg
- ![IMG20260304141157.jpg](/listings/photos/174162551/115674) - IMG20260304141157.jpg
- ![IMG20260304141130.jpg](/listings/photos/174162551/115675) - IMG20260304141130.jpg
- ![IMG20260304141146.jpg](/listings/photos/174162551/115676) - IMG20260304141146.jpg
- ![IMG20260304141201.jpg](/listings/photos/174162551/115677) - IMG20260304141201.jpg
- ![IMG20260304141455.jpg](/listings/photos/174162551/115678) - IMG20260304141455.jpg
- ![IMG20260304141439.jpg](/listings/photos/174162551/115679) - IMG20260304141439.jpg
- ![Site Plan.jpg](/listings/photos/174162551/115680) - Site Plan.jpg

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 5 PLANT LANE, MOSTON, SANDBACH, CONGLETON, CHESHIRE, CW11 3PG | £190,000 | 14/06/2002 | 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 |
|---------|-------|------|------|
| IVY HOUSE FARM MOSS BRIDGE, MOSTON, SANDBACH, CHESHIRE EAST, CW11 3PJ | £825,000 | 14/12/2021 | Other |

**Area average:** £825,000 (1 sale)

## Price vs local average

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

- **Local average:** £394,333 (3 Other, CW11, 2024–2026)
- **Deviation:** -64.5%

## 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).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed End Terrace, Welland Close, CW11 | £900/mo | 2 | 0.51 miles | OpenRent |
| 2 Bed Semi-Detached House, Elton Road, CW11 | £700/mo | 2 | 0.53 miles | OpenRent |
| 2 Bed Terraced House, Goldsmith Drive, CW11 | £750/mo | 2 | 0.59 miles | OpenRent |
| 1 Bed Flat, Elworth, CW11 | £595/mo | 1 | 0.65 miles | OpenRent |
| 2 Bed Terraced House, London Road, CW11 | £950/mo | 2 | 0.68 miles | OpenRent |
| [St. Oswalds Crescent, Sandbach, CW11](http://87.117.209.195:8080/listings/95b5c0b) | £1,500/mo | 3 | 3.59 miles | Rightmove |

**Average rent: £899/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.59% (weak for cashflow)
- **Max investor price (0.8%):** £103,125
- **Target investor price (1%):** £82,500

*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 £825/mo).*

- **Gross yield:** 7.1%
- **Cost-to-rent:** 14.1×
- **Monthly cashflow:** £166/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.9%

*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:** £875/m²

## House Price Index (HM Land Registry)

*Official index for Cheshire East; All dwelling types series; as of March 2026.*

- **1y growth (index):** 1.3%
- **5y growth (index):** 22.9%
- **10y growth (index):** 52.2%

## 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)