For sale Detached

3

WATERS EDGE, MOSS LANE, CONGLETON, BRERETON HEATH, CHESHIRE EAST CW12 4SX

4 beds 3 baths 204 m² Listed 10 Jun 2026 (-75d)

£899,950

Guide Price

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

## Property Details

| Key | Value |
|-----|-------|
| Address | 3, WATERS EDGE, MOSS LANE, CONGLETON, BRERETON HEATH, CHESHIRE EAST CW12 4SX |
| Price | £899,950 |
| Bedrooms | 4 |
| Bathrooms | 3 |
| Council tax | G |
| Last sold | £699,950 Mar 2021 |

## Description

A contemporary family house overlooking woodland and water.

- Built by Gleave Homes in 2020

- High specification

- Exclusive development of just 6 properties

- Four/five bedrooms, two en suites

- Galleried entrance hall

- Two reception rooms

- Kitchen open-plan to breakfast and family rooms

- Utility room

- Principal bedroom and dressing room with bespoke cabinetry

- Family bathroom

- Rational kitchen with integrated Neff appliances

- Quooker tap

- Natural stone bay window and detailing

- Integrated wine fridge

- Laufen and Hansgrohe bathroom suites

- Porcelanosa bathroom and floor tiles

- Underfloor heating (electric) to bathroom and en suites

- Timber windows

- Oak front door

- Alarm/CCTV

- Ultrafast Broadband

- Single garage and ample parking

- Landscaped gardens

- Private road access

- Waterside views to rear

## Property Photos

- ![Rear Elevation](/listings/photos/89537232/653055) - Rear Elevation
- ![Entrance Hall](/listings/photos/89537232/653056) - Entrance Hall
- ![Garden](/listings/photos/89537232/653057) - Garden
- ![Entrance Hall](/listings/photos/89537232/653058) - Entrance Hall
- ![Living Kitchen](/listings/photos/89537232/653059) - Living Kitchen
- ![Dining Area](/listings/photos/89537232/653060) - Dining Area
- ![Living Kitchen](/listings/photos/89537232/653061) - Living Kitchen
- ![Living Area](/listings/photos/89537232/653062) - Living Area
- ![Living Room](/listings/photos/89537232/653063) - Living Room
- ![Living Room](/listings/photos/89537232/653064) - Living Room
- ![Living Room](/listings/photos/89537232/653065) - Living Room
- ![Landing](/listings/photos/89537232/653066) - Landing
- ![Principal Bedroom](/listings/photos/89537232/653067) - Principal Bedroom
- ![Principal Bedroom](/listings/photos/89537232/653068) - Principal Bedroom
- ![En Suite](/listings/photos/89537232/653069) - En Suite
- ![Bedroom](/listings/photos/89537232/653070) - Bedroom
- ![Bedroom](/listings/photos/89537232/653071) - Bedroom
- ![Bathroom](/listings/photos/89537232/653072) - Bathroom
- ![Waterside View](/listings/photos/89537232/653073) - Waterside View
- ![Rear Elevation](/listings/photos/89537232/653074) - Rear Elevation
- ![Front Elevation](/listings/photos/89537232/653075) - Front Elevation
- ![Drive](/listings/photos/89537232/653076) - Drive

## Floorplans

- ![Ground Floor](/listings/photos/89537232/653077) - Ground Floor
- ![First Floor](/listings/photos/89537232/653078) - First Floor

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/89537232/653079) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| WATERS EDGE 3 MOSS LANE, BRERETON HEATH, CONGLETON, CHESHIRE EAST, CW12 4SX | £699,950 | 18/03/2021 | 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 |
|---------|-------|------|------|
| 15 HOLLYCROFT, BRERETON HEATH, CONGLETON, CHESHIRE EAST, CW12 4SH | £620,000 | 20/08/2025 | Detached |
| 13 BRERETON COURT, BRERETON HEATH, CONGLETON, CHESHIRE EAST, CW12 4TP | £490,000 | 13/06/2025 | Detached |
| 5 BROOMFIELDS, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4SG | £620,000 | 20/10/2023 | Detached |
| 2 BRERETON COURT, BRERETON HEATH, CONGLETON, CHESHIRE EAST, CW12 4TP | £439,000 | 23/03/2023 | Detached |
| 1 BRERETON COURT, BRERETON HEATH, CONGLETON, CHESHIRE EAST, CW12 4TP | £490,000 | 28/11/2022 | Detached |
| BEECH HOUSE BRERETON HEATH LANE, BRERETON HEATH, CONGLETON, CHESHIRE EAST, CW12 4SZ | £830,000 | 19/10/2022 | Detached |
| 11 HOLLYCROFT, BRERETON HEATH, CONGLETON, CHESHIRE EAST, CW12 4SH | £575,000 | 25/08/2022 | Detached |
| 10 BRERETON COURT, BRERETON HEATH, CONGLETON, CHESHIRE EAST, CW12 4TP | £450,000 | 24/06/2022 | Detached |
| 8 BRERETON COURT, BRERETON HEATH, CONGLETON, CHESHIRE EAST, CW12 4TP | £433,000 | 01/06/2022 | Detached |
| JUNIPER HOUSE, 4 SHAKERLEY PLACE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4AU | £580,000 | 06/05/2022 | Detached |
| 10 BRERETON COURT, BRERETON HEATH, CONGLETON, CHESHIRE EAST, CW12 4TP | £455,000 | 25/03/2022 | Detached |
| 15 BRERETON COURT, BRERETON HEATH, CONGLETON, CHESHIRE EAST, CW12 4TP | £435,000 | 19/01/2022 | Detached |
| 3 JAY CLOSE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4AR | £520,000 | 30/09/2021 | Detached |

**Area average:** £533,615 (13 sales)

## Price vs local average

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

- **Local average:** £423,477 (95 Detached, CW12, 2024–2026)
- **Deviation:** +112.5%

## 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 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 | 1.48 miles | Rightmove |
| [Clement Road, Congleton, CW12](http://87.117.209.195:8080/listings/993814a) | £3,200/mo | 4 | 1.55 miles | Rightmove |
| [Back Lane, Congleton, CW12](http://87.117.209.195:8080/listings/a303904) | £1,695/mo | 4 | 2.48 miles | Rightmove |
| [Dane Street, Congleton, CW12](http://87.117.209.195:8080/listings/cd612d0) | £1,400/mo | 4 | 2.97 miles | Rightmove |

**Average rent: £2,323/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.26% (weak for cashflow)
- **Max investor price (0.8%):** £293,125
- **Target investor price (1%):** £234,500

*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 £2,345/mo).*

- **Gross yield:** 3.1%
- **Cost-to-rent:** 32×
- **Monthly cashflow:** £-1,459/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.7%

*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).*

## Capital growth trend

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

- **5y growth:** 17.9%
- **10y growth:** 50.1%

## 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)

Rear Elevation Entrance Hall Garden Entrance Hall Living Kitchen Dining Area Living Kitchen Living Area Living Room Living Room Living Room Landing Principal Bedroom Principal Bedroom En Suite Bedroom Bedroom Bathroom Waterside View Rear Elevation Front Elevation Drive

/ 22

Property details

Tenure

FREEHOLD

Floor area

204 m²

Council tax band

Last sold

£699,950 Mar 2021

Local average

£423,477 (+112.5%)

Street crime

2 incidents within 1 mile (Jun 2026)

Key features

APPROX. 2,225 SQ FT
EXCEPTIONAL SETTING
STRONG CONNECTION TO LANDSCAPE
PEACEFUL APPROACH
CAREFULLY DESIGNED INTERIORS
BIFURCATED STAIRCASE
RATIONAL KITCHEN WITH INTEGRATED NEFF APPLIANCES
EXCEPTIONALLY WELL MAINTAINED GARDENS
UNINTERRUPTED OUTLOOK
SENSE OF PRIVACY THROUGHOUT

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Private supply
Heating: Gas, Underfloor heating
Parking: Garage, Driveway, EV charging
Garden: Yes
Listed property: No
Restrictions: Yes
Required access: No
Flooded in last 5 years: No

Description

A contemporary family house overlooking woodland and water.

- Built by Gleave Homes in 2020
- High specification
- Exclusive development of just 6 properties
- Four/five bedrooms, two en suites
- Galleried entrance hall
- Two reception rooms
- Kitchen open-plan to breakfast and family rooms
- Utility room
- Principal bedroom and dressing room with bespoke cabinetry
- Family bathroom
- Rational kitchen with integrated Neff appliances
- Quooker tap
- Natural stone bay window and detailing
- Integrated wine fridge
- Laufen and Hansgrohe bathroom suites
- Porcelanosa bathroom and floor tiles
- Underfloor heating (electric) to bathroom and en suites
- Timber windows
- Oak front door
- Alarm/CCTV
- Ultrafast Broadband
- Single garage and ample parking
- Landscaped gardens
- Private road access
- Waterside views to rear

Listed by

Alderley Edge

Jackson-Stops & Staff

Reference: 89537232

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~702 m² (0.17 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Ground Floor

First Floor

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Listed for sale	—	£899,950	+28.6%
Sold	18/03/2021 (5 years ago)	£699,950	—

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
15 HOLLYCROFT, BRERETON HEATH, CONGLETON, CHESHIRE EAST, CW12 4SH	£620,000	20/08/2025	Detached
13 BRERETON COURT, BRERETON HEATH, CONGLETON, CHESHIRE EAST, CW12 4TP	£490,000	13/06/2025	Detached
5 BROOMFIELDS, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4SG	£620,000	20/10/2023	Detached
2 BRERETON COURT, BRERETON HEATH, CONGLETON, CHESHIRE EAST, CW12 4TP	£439,000	23/03/2023	Detached
1 BRERETON COURT, BRERETON HEATH, CONGLETON, CHESHIRE EAST, CW12 4TP	£490,000	28/11/2022	Detached
BEECH HOUSE BRERETON HEATH LANE, BRERETON HEATH, CONGLETON, CHESHIRE EAST, CW12 4SZ	£830,000	19/10/2022	Detached
11 HOLLYCROFT, BRERETON HEATH, CONGLETON, CHESHIRE EAST, CW12 4SH	£575,000	25/08/2022	Detached
10 BRERETON COURT, BRERETON HEATH, CONGLETON, CHESHIRE EAST, CW12 4TP	£450,000	24/06/2022	Detached
8 BRERETON COURT, BRERETON HEATH, CONGLETON, CHESHIRE EAST, CW12 4TP	£433,000	01/06/2022	Detached
JUNIPER HOUSE, 4 SHAKERLEY PLACE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4AU	£580,000	06/05/2022	Detached
10 BRERETON COURT, BRERETON HEATH, CONGLETON, CHESHIRE EAST, CW12 4TP	£455,000	25/03/2022	Detached
15 BRERETON COURT, BRERETON HEATH, CONGLETON, CHESHIRE EAST, CW12 4TP	£435,000	19/01/2022	Detached
3 JAY CLOSE, SOMERFORD, CONGLETON, CHESHIRE EAST, CW12 4AR	£520,000	30/09/2021	Detached

Area average: £533,615 (13 sales)

Capital growth trend

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

5y growth 17.9%

10y growth 50.1%

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

1y (index) 3.3%

5y (index) 23.5%

10y (index) 50.8%

Rental Range

Estimated market rent for Cheshire East. Low = conservative, Realistic = average, Optimistic = best case.

Low £884/mo

Realistic £982/mo

Optimistic £1,080/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 4SX

Address

3 Waters Edge

Nearby

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

Type	Name	Distance
Bus stop	Brereton Heath, Brereton Heath Lane / Moss Lane	0.1 miles
Bus stop	Brereton Heath, Holmes Chapel Road / Brereton Heath Lane	0.2 miles
Shop	Country Rustics	1.4 miles
Train station	Holmes Chapel	3.0 miles
Train station	Goostrey	3.5 miles
University	University of Buckingham Crewe Campus	8.0 miles
Hospital	Rosemount Resource Centre	8.3 miles
Hospital	Leighton Hospital	8.7 miles

Street-level crime

Category	Count
Drugs	1
Violence and sexual offences	1
Total incidents	2

Within 1 mile during Jun 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
Brereton CofE Primary School	Primary	1.9 miles	Good — 19 Jan 2018
Congleton High School	Secondary	1.9 miles	Good — 15 Jan 2015
Black Firs Primary School	Primary	1.9 miles	Good — 27 Nov 2013
The Quinta Primary School	Primary	2.3 miles	Good — 12 Sep 2023
Smallwood CofE Primary School	Primary	2.7 miles	Good — 4 Apr 2019

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	£2,995/mo	4	1.48 miles	Rightmove
Clement Road, Congleton, CW12	£3,200/mo	4	1.55 miles	Rightmove
Back Lane, Congleton, CW12	£1,695/mo	4	2.48 miles	Rightmove
Dane Street, Congleton, CW12	£1,400/mo	4	2.97 miles	Rightmove

Average rent: £2,323/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.26%

Max investor price (0.8%) £293,125

Target investor price (1%) £234,500

Gross yield 3.1%

Cost-to-rent ratio 32×

Monthly cashflow £-1,459/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -6.7%

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).