For sale Detached

2 SANDY LANE

SANDBACH, ETTILEY HEATH, CHESHIRE CW11 3NL

4 beds 2 baths 1,442 sq ft Listed 4 Jun 2026 (-139d)

£475,000

Reduced on 16 Jun 2026 · Was £500,000

Save

# 4 bedroom detached house for sale (CW11 3NL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 2 SANDY LANE, SANDBACH, ETTILEY HEATH, CHESHIRE CW11 3NL |
| Price | £475,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Council tax | E |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 134 m² |
| Last sold | £267,500 Aug 2006 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 04/06/2036
- **Current heating cost:** £1,563/year
- **Est. upgrade cost to C:** £20,550

### Recommendations
- B (£900 - £1,500)
- W2 (£5,000 - £10,000)
- I (£2,200 - £3,500)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0736-6026-0600-0365-3206)

## Description

Beautifully Presented Detached Family Home

Ettiley Heath, Sandbach

Situated within the highly desirable Ettiley Heath area of Sandbach, this beautifully presented detached family home is tucked away on a quiet cul-de-sac, occupying a larger than average private plot. The property offers spacious and versatile accommodation througho ut, perfectly suited to modern family living.

Approached via ample off-road parking leading to the integral garage, the property immediately impresses with its charming entrance porch, enhanced by a stunning established wisteria arch creating a truly welcoming first impression.

Internally, a spacious entrance hallway provides access to the well-proportioned ground floor accommodation. The dual aspect lounge is flooded with natural light and features an attractive log-burning fireplace, creating a warm and inviting living space ideal for relaxing and entertaining alike.

To the rear of the property, the dining room enjoys delightful views over the mature garden, whilst the fitted kitchen/breakfast room offers excellent everyday functionality with access through to the conservatory, providing a wonderful additional reception area with direct access to the garden beyond. A convenient ground floor WC completes the downstairs accommodation.

To the first floor, the property boasts four generous double bedrooms, including an impressive principal bedroom benefitting from its own en-suite bathroom. A well-appointed family bathroom serves the remaining bedrooms.

Externally, the home sits within a particularly private and well-established plot. The rear garden features a patio seating area, extensive lawn, mature planting and established borders, offering a peaceful outdoor retreat ideal for family enjoyment and summer entertaining. Additional storage space is located to the side of the property.

This exceptional home combines spacious family accommodation with a highly sought-after location and beautifully maintained gardens, making early viewing highly recommended.

Please note that an AML fee is chargeable to the buyer once an offer is accepted to cover the cost of carrying out the required identity and anti-money laundering checks. Once these checks have been completed, the fee cannot be refunded, even if the property purchase does not go ahead.

## Property Photos

- ![Picture No. 66](/listings/photos/89303922/623920) - Picture No. 66
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- ![Picture No. 62](/listings/photos/89303922/623950) - Picture No. 62
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- ![Picture No. 65](/listings/photos/89303922/623956) - Picture No. 65
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## Floorplans

- ![pbox-FP.jpg](/listings/photos/89303922/623960) - pbox-FP.jpg

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/89303922/933441) - EPC Rating Graph

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #4755473
- **Address:** 2 Sandy Lane, Ettiley Heath, CW11 3NL
- **Certificate Issued:** 29/05/2007
- **Work Completed:** 15/05/2007
- **Items:** 1 window(s), 1 door(s)

### FENSA Certificate #3927528
- **Address:** 2 Sandy Lane, Ettiley Heath, CW11 3NL
- **Certificate Issued:** 31/07/2006
- **Work Completed:** 06/06/2004
- **Items:** 8 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 SANDY LANE, ETTILEY HEATH, SANDBACH, CONGLETON, CHESHIRE, CW11 3NL | £267,500 | 25/08/2006 | Detached |
| 2 SANDY LANE, ETTILEY HEATH, SANDBACH, CONGLETON, CHESHIRE, CW11 3NL | £185,000 | 08/03/2004 | 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 |
|---------|-------|------|------|
| 21 ELTON ROAD, ETTILEY HEATH, SANDBACH, CHESHIRE EAST, CW11 3NE | £302,000 | 14/11/2025 | Detached |
| 4 KINGFISHER CRESCENT, SANDBACH, CHESHIRE EAST, CW11 3AX | £377,000 | 14/11/2025 | Detached |
| 13 MALLARD PLACE, SANDBACH, CHESHIRE EAST, CW11 3AW | £265,000 | 29/05/2025 | Detached |
| 42 ARLEY WALK, ETTILEY HEATH, SANDBACH, CHESHIRE EAST, CW11 3ZN | £340,000 | 26/10/2023 | Detached |
| 27 MILTON WAY, ETTILEY HEATH, SANDBACH, CHESHIRE EAST, CW11 3GJ | £130,000 | 13/10/2023 | Detached |
| 82 HERON WAY, SANDBACH, CHESHIRE EAST, CW11 3AU | £315,000 | 28/07/2023 | Detached |
| 37 COLERIDGE CLOSE, SANDBACH, CHESHIRE EAST, CW11 3NN | £240,000 | 05/07/2023 | Detached |
| 14 GOLDSMITH DRIVE, ETTILEY HEATH, SANDBACH, CHESHIRE EAST, CW11 3GR | £245,000 | 12/05/2023 | Detached |
| 21 ELTON ROAD, ETTILEY HEATH, SANDBACH, CHESHIRE EAST, CW11 3NE | £320,000 | 12/12/2022 | Detached |
| 11 COVERDALE FOLD, ETTILEY HEATH, SANDBACH, CHESHIRE EAST, CW11 3ZD | £356,000 | 09/12/2022 | Detached |
| 35 COLERIDGE CLOSE, SANDBACH, CHESHIRE EAST, CW11 3NN | £270,000 | 28/11/2022 | Detached |
| 20 MILTON WAY, ETTILEY HEATH, SANDBACH, CHESHIRE EAST, CW11 3GJ | £325,000 | 25/11/2022 | Detached |
| 26 ELTON ROAD, ETTILEY HEATH, SANDBACH, CHESHIRE EAST, CW11 3NE | £610,000 | 11/11/2022 | Detached |
| 29 ROOKERY CLOSE, ETTILEY HEATH, SANDBACH, CHESHIRE EAST, CW11 3NJ | £341,000 | 26/10/2022 | Detached |
| 21 ASHBY DRIVE, SANDBACH, CHESHIRE EAST, CW11 3NY | £254,000 | 19/08/2022 | Detached |
| 30 HERON WAY, SANDBACH, CHESHIRE EAST, CW11 3AU | £287,500 | 07/04/2022 | Detached |
| 29 COLERIDGE CLOSE, SANDBACH, CHESHIRE EAST, CW11 3NN | £233,000 | 25/03/2022 | Detached |
| 7 KINGFISHER CRESCENT, SANDBACH, CHESHIRE EAST, CW11 3AX | £232,000 | 25/02/2022 | Detached |
| 14 THORNBROOK WAY, ETTILEY HEATH, SANDBACH, CHESHIRE EAST, CW11 3ZB | £312,000 | 15/02/2022 | Detached |
| 18 MILTON WAY, ETTILEY HEATH, SANDBACH, CHESHIRE EAST, CW11 3GJ | £275,000 | 15/02/2022 | Detached |

**Area average:** £301,475 (20 sales)

## Price vs local average

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

- **Local average:** £423,905 (53 Detached, CW11, 2024–2026)
- **Deviation:** +12.1%

## Rental Range

*ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £887/mo
- **Realistic:** £985/mo
- **Optimistic:** £1,084/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for South Cheshire (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £992/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 |
|------|------|------|------|------|
| [Pulford Road, Arclid, Sandbach](http://87.117.209.195:8080/listings/09ba382) | £1,700/mo | 4 | 3.47 miles | Rightmove |
| [37 Newcastle Road South, Sandbach](http://87.117.209.195:8080/listings/55202ee) | £2,000/mo | 4 | 3.47 miles | Rightmove |

**Average rent: £1,850/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £231,250
- **Target investor price (1%):** £185,000

*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 £1,850/mo).*

- **Gross yield:** 4.7%
- **Cost-to-rent:** 21.4×
- **Monthly cashflow:** £-231/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -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:** £3,545/m²

## Capital growth trend

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

- **5y growth:** 33.7%
- **10y growth:** 50.4%

## House Price Index (HM Land Registry)

*Official index for Cheshire East; Detached series; as of July 2026.*

- **1y growth (index):** 4.6%
- **5y growth (index):** 27.4%
- **10y growth (index):** 51.1%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

134 m²

Council tax band

EPC rating

Year built

England and Wales: 1976-1982

Last sold

£267,500 Aug 2006

Price per m²

£3,545/m²

Local average

£423,905 (+12.1%)

Deprivation

Decile 9 (30,148 of 33,755)

Street crime

15 incidents within 1 mile (Aug 2026)

Key features

Beautifully presented detached family home
Sought-after Ettiley Heath location
Attractive entrance porch with established wisteria
Spacious entrance hallway
Dual aspect lounge with log-burning fireplace
Separate dining room overlooking the garden
Fitted kitchen/breakfast room
Conservatory with garden access
Ground floor WC
Four double bedrooms

Additional details

Parking: Yes
Garden: Yes

Description

Beautifully Presented Detached Family Home
Ettiley Heath, Sandbach
Situated within the highly desirable Ettiley Heath area of Sandbach, this beautifully presented detached family home is tucked away on a quiet cul-de-sac, occupying a larger than average private plot. The property offers spacious and versatile accommodation througho ut, perfectly suited to modern family living.
Approached via ample off-road parking leading to the integral garage, the property immediately impresses with its charming entrance porch, enhanced by a stunning established wisteria arch creating a truly welcoming first impression.
Internally, a spacious entrance hallway provides access to the well-proportioned ground floor accommodation. The dual aspect lounge is flooded with natural light and features an attractive log-burning fireplace, creating a warm and inviting living space ideal for relaxing and entertaining alike.
To the rear of the property, the dining room enjoys delightful views over the mature garden, whilst the fitted kitchen/breakfast room offers excellent everyday functionality with access through to the conservatory, providing a wonderful additional reception area with direct access to the garden beyond. A convenient ground floor WC completes the downstairs accommodation.
To the first floor, the property boasts four generous double bedrooms, including an impressive principal bedroom benefitting from its own en-suite bathroom. A well-appointed family bathroom serves the remaining bedrooms.
Externally, the home sits within a particularly private and well-established plot. The rear garden features a patio seating area, extensive lawn, mature planting and established borders, offering a peaceful outdoor retreat ideal for family enjoyment and summer entertaining. Additional storage space is located to the side of the property.
This exceptional home combines spacious family accommodation with a highly sought-after location and beautifully maintained gardens, making early viewing highly recommended.

Please note that an AML fee is chargeable to the buyer once an offer is accepted to cover the cost of carrying out the required identity and anti-money laundering checks. Once these checks have been completed, the fee cannot be refunded, even if the property purchase does not go ahead.

Listed by

Sandbach

Countrywide UK Sales - Connells

Reference: 89303922

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 05/06/2026

Expiry date: 04/06/2036

Current heating cost: £1,563/year

Potential heating cost: £1,007/year

Est. upgrade cost to C: £20,550

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

Recommendations

Cavity wall insulation (£900 - £1,500)
Floor insulation (solid floor) (£5,000 - £10,000)
Replace boiler with new condensing boiler (£2,200 - £3,500)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

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: ~186 m² (0.05 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

pbox-FP.jpg

EPC Graphs

EPC Rating Graph

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #4755473

Property Details

Street: 2 Sandy Lane

Town: Ettiley Heath

Postcode: CW11 3NL

Installation Details

Items: 1 window and 1 door

Certificate Issued: 29/05/2007

Work Completed: 15/05/2007

This certificate data was retrieved from FENSA's database

FENSA Certificate #3927528

Property Details

Street: 2 Sandy Lane

Town: Ettiley Heath

Postcode: CW11 3NL

Installation Details

Items: 8 windows and 1 door

Certificate Issued: 31/07/2006

Work Completed: 06/06/2004

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

45% since 2004

Event	Date	Price	% change
Listed for sale	—	£475,000	+77.6%
Sold	25/08/2006 (20 years ago)	£267,500	+44.6%
Sold	08/03/2004 (22 years ago)	£185,000	—

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
21 ELTON ROAD, ETTILEY HEATH, SANDBACH, CHESHIRE EAST, CW11 3NE	£302,000	14/11/2025	Detached
4 KINGFISHER CRESCENT, SANDBACH, CHESHIRE EAST, CW11 3AX	£377,000	14/11/2025	Detached
13 MALLARD PLACE, SANDBACH, CHESHIRE EAST, CW11 3AW	£265,000	29/05/2025	Detached
42 ARLEY WALK, ETTILEY HEATH, SANDBACH, CHESHIRE EAST, CW11 3ZN	£340,000	26/10/2023	Detached
27 MILTON WAY, ETTILEY HEATH, SANDBACH, CHESHIRE EAST, CW11 3GJ	£130,000	13/10/2023	Detached
82 HERON WAY, SANDBACH, CHESHIRE EAST, CW11 3AU	£315,000	28/07/2023	Detached
37 COLERIDGE CLOSE, SANDBACH, CHESHIRE EAST, CW11 3NN	£240,000	05/07/2023	Detached
14 GOLDSMITH DRIVE, ETTILEY HEATH, SANDBACH, CHESHIRE EAST, CW11 3GR	£245,000	12/05/2023	Detached
21 ELTON ROAD, ETTILEY HEATH, SANDBACH, CHESHIRE EAST, CW11 3NE	£320,000	12/12/2022	Detached
11 COVERDALE FOLD, ETTILEY HEATH, SANDBACH, CHESHIRE EAST, CW11 3ZD	£356,000	09/12/2022	Detached
35 COLERIDGE CLOSE, SANDBACH, CHESHIRE EAST, CW11 3NN	£270,000	28/11/2022	Detached
20 MILTON WAY, ETTILEY HEATH, SANDBACH, CHESHIRE EAST, CW11 3GJ	£325,000	25/11/2022	Detached
26 ELTON ROAD, ETTILEY HEATH, SANDBACH, CHESHIRE EAST, CW11 3NE	£610,000	11/11/2022	Detached
29 ROOKERY CLOSE, ETTILEY HEATH, SANDBACH, CHESHIRE EAST, CW11 3NJ	£341,000	26/10/2022	Detached
21 ASHBY DRIVE, SANDBACH, CHESHIRE EAST, CW11 3NY	£254,000	19/08/2022	Detached
30 HERON WAY, SANDBACH, CHESHIRE EAST, CW11 3AU	£287,500	07/04/2022	Detached
29 COLERIDGE CLOSE, SANDBACH, CHESHIRE EAST, CW11 3NN	£233,000	25/03/2022	Detached
7 KINGFISHER CRESCENT, SANDBACH, CHESHIRE EAST, CW11 3AX	£232,000	25/02/2022	Detached
14 THORNBROOK WAY, ETTILEY HEATH, SANDBACH, CHESHIRE EAST, CW11 3ZB	£312,000	15/02/2022	Detached
18 MILTON WAY, ETTILEY HEATH, SANDBACH, CHESHIRE EAST, CW11 3GJ	£275,000	15/02/2022	Detached

Area average: £301,475 (20 sales)

Capital growth trend

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

5y growth 33.7%

10y growth 50.4%

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

1y (index) 4.6%

5y (index) 27.4%

10y (index) 51.1%

Rental Range

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

Low £887/mo

Realistic £985/mo

Optimistic £1,084/mo

Based on Local Authority from postcode lookup → Cheshire East.

LHA (30th percentile) floor for South Cheshire: £992/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View CW11 3NL

Nearby

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

Type	Name	Distance
Shop	Bargain Booze	0.0 miles
Bus stop	Ettiley Heath, Elton Road / Rookery Tavern	0.1 miles
Train station	Sandbach	0.7 miles
Shop	Jon Marc	0.7 miles
University	University of Buckingham Crewe Campus	3.4 miles
Hospital	Leighton Hospital	3.6 miles
Train station	Crewe	3.8 miles
Hospital	Haywood Hospital Walk-in Centre	10.4 miles
University	Keele University	11.0 miles

Street-level crime

Category	Count
Violence and sexual offences	6
Anti-social behaviour	4
Burglary	2
Other theft	2
Public order	1
Total incidents	15

Within 1 mile during Aug 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
Elworth CofE Primary School	Primary	0.6 miles	Good — 16 Oct 2018
Elworth Hall Primary School	Primary	0.8 miles	— (Inspected (no overall grade))
Wheelock Primary School	Primary	1.1 miles	Good — 12 Mar 2024
Sandbach High School and Sixth Form College	Secondary	1.1 miles	Good — 27 Nov 2022
Sandbach School	Secondary	1.1 miles	Good — 10 Dec 2014

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
Pulford Road, Arclid, Sandbach	£1,700/mo	4	3.47 miles	Rightmove
37 Newcastle Road South, Sandbach	£2,000/mo	4	3.47 miles	Rightmove

Average rent: £1,850/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.39%

Max investor price (0.8%) £231,250

Target investor price (1%) £185,000

Gross yield 4.7%

Cost-to-rent ratio 21.4×

Monthly cashflow £-231/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2%

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).