# 4 bedroom detached bungalow for sale (CW4 8PP) ## Property Details | Key | Value | |-----|-------| | Address | 28 WILLOW LANE, CREWE, GOOSTREY, CHESHIRE EAST CW4 8PP | | Price | £695,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | F | | Last sold | £675,000 Feb 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 18/11/2035 - **Current heating cost:** £1,302/year - **Est. upgrade cost to C:** £16,500 ### Recommendations - W2 (£5,000 - £10,000) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7435-7729-8509-0451-6292) ## Description This immaculately presented four-bedroom detached bungalow has been lovingly improved and extended in recent years by the current owners to now provide light, spacious and flexible living accommodation all conveniently set over one floor. Particular mention must be made of the spacious living room with feature fire, dual aspect allowing floods of natural daylight, the recently updated kitchen with island unit, separate utility room extension as well as the beautifully manicured rear gardens with open views over adjoining countryside. Located at the head of a very quiet and peaceful cul-de-sac within the village and all local amenities whilst being ideally positioned for all major network links to the Northwest and beyond. The property is approached over a large block paved driveway, providing more than ample parking, leading to the front entrance and integrated double garage with feature lawn and planting all enclosed by mature hedging. The rear gardens are a delightful feature of the property, being generous in proportions with a private, open aspect over adjoining countryside. Laid to lawn in the main with a range of well stocked borders surrounding, all fully enclosed by mature hedging, specimen trees and timber fencing. A lovely patio area sweeps around the rear of the property, accessed from the separate dining room via a French window or via the living, dining kitchen and provides ideal opportunity for alfresco dining and enjoying the stunning aspect. **Directions** From Knutsford Town Centre proceed along Toft Road (A50) for approx. 4 miles. Take the left turn into Booth Bed lane for approx. 2 miles. At the crossroads turn left onto Main Road. Take the left turn into Mill Lane which continues round to Willow Lane. **Hallway** Coved ceiling. Two ceiling light points. Radiator. **Living Room** Coved ceiling. Two ceiling light points. Three wall light points. Double glazed windows to front and rear. Two radiators. Feature fireplace with gas living flame fire on marble hearth. **Dining Room** Coved ceiling. Ceiling light point. Radiator. Radiator. Double glazed French doors to rear garden. **Breakfast Kitchen** Fitted with a range of units comprising cupboards and drawers with granite work surfaces over and matching wall units. 1 1/2 bowl stainless steel sink unit with chrome mixer tap. Built-in Bosch oven. Integrated dishwasher, fridge and freezer. Matching island unit with cupboards and wine racks under, pop up power socket and breakfast bar seating area. Bosch four ring induction hob with extractor over. Downlights. Double glazed windows to rear. Wood floor. **Utility Room** Fitted cupboards and drawers with work surface over. Space and plumbing for washing machine and dryer. Twin stainless steel sink unit with chrome mixer tap. Tiled splashback. Downlights. Double glazed windows to side and rear. Radiator. Tiled floor. **Bedroom ** Ceiling light point. Double glazed window to side. Radiator. Fitted bedroom furniture comprising wardrobes, bedside tables and dressing table. Radiator. **Bedroom ** Ceiling light point. Double glazed window to side. Radiator. Fitted wardrobes, drawers and dressing tables. **Bedroom ** Ceiling light point. Double glazed window to side. Fitted wardrobes, cupboards, drawers and dressing table. Radiator. **Bedroom/Study** Fitted wardrobes, drawers and dressing table/desk area. Ceiling light point. Double glazed window to side. Radiator. **Shower Room** White contemporary suite comprising large walk-in shower unit with chrome fittings and glazed screen. Wall hung wash hand basin with chrome mixer tap and cupboards under. Low level WC with concealed cistern. Downlights. Extractor fan. Opaque double glazed window to side. Part tiled walls. Wood floor. Heated towel radiator. **Shower Room** Corner shower unit with chrome fittings and glazed screen. Wall hung wash hand basin with chrome mixer tap and cupboards under. Low level WC with concealed cistern. Downlights. Opaque double glazed window to side. Heated towel radiator. Wall mounted mirrored cabinet. Tiled walls and floor. **Externally** The property is approached over a large block paved driveway, providing more than ample parking, leading to the front entrance and integrated double garage with feature lawn and planting all enclosed by mature hedging. The rear gardens are a delightful feature of the property, being generous in proportions with a private, open aspect over adjoining countryside. Laid to lawn in the main with a range of well stocked borders surrounding, all fully enclosed by mature hedging, specimen trees and timber fencing. A lovely patio area sweeps around the rear of the property, accessed to the living, dining kitchen and provides ideal opportunity for alfresco dining and enjoying the stunning aspect. There is also the lovely addition of a summer house and garden shed. **Double Garage** Metal up and over door. Light and power. Wall mounted Worcester Bosch boiler. Window and courtesy door to rear. ## Property Photos - ![ (Main)](/listings/photos/168717158/815804) - (Main) - ![Living Room](/listings/photos/168717158/815805) - Living Room - ![Living Room](/listings/photos/168717158/815806) - Living Room - ![Living Room](/listings/photos/168717158/815807) - Living Room - ![Dining Room](/listings/photos/168717158/815808) - Dining Room - ![Dining Room](/listings/photos/168717158/815809) - Dining Room - ![Breakfast Kitchen](/listings/photos/168717158/815810) - Breakfast Kitchen - ![Breakfast Kitchen](/listings/photos/168717158/815811) - Breakfast Kitchen - ![Breakfast Kitchen](/listings/photos/168717158/815812) - Breakfast Kitchen - ![Utility Room](/listings/photos/168717158/815813) - Utility Room - ![Bedroom](/listings/photos/168717158/815814) - Bedroom - ![Bedroom](/listings/photos/168717158/815815) - Bedroom - ![Bedroom](/listings/photos/168717158/815816) - Bedroom - ![Bedroom](/listings/photos/168717158/815817) - Bedroom - ![Bedroom](/listings/photos/168717158/815818) - Bedroom - ![Bedroom](/listings/photos/168717158/815819) - Bedroom - ![Bedroom/Study](/listings/photos/168717158/815820) - Bedroom/Study - ![Bedroom/Study](/listings/photos/168717158/815821) - Bedroom/Study - ![Shower Room](/listings/photos/168717158/815822) - Shower Room - ![Shower Room](/listings/photos/168717158/815823) - Shower Room - ![Other](/listings/photos/168717158/815824) - Other - ![Externally](/listings/photos/168717158/815825) - Externally - ![Externally](/listings/photos/168717158/815826) - Externally - ![Externally](/listings/photos/168717158/815827) - Externally - ![Externally](/listings/photos/168717158/815828) - Externally - ![Externally](/listings/photos/168717158/815829) - Externally - ![Externally](/listings/photos/168717158/815830) - Externally - ![Externally](/listings/photos/168717158/815831) - Externally - ![Externally](/listings/photos/168717158/815832) - Externally - ![External Views](/listings/photos/168717158/815833) - External Views ## Floorplans - ![Floorplan](/listings/photos/168717158/815834) - Floorplan ## EPC Graphs - ![EPC Graph](/listings/photos/168717158/815835) - EPC Graph ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #10682754 - **Address:** 28 Willow Lane, Goostrey, CW4 8PP - **Certificate Issued:** 01/12/2014 - **Work Completed:** 05/11/2014 - **Items:** 2 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 28 WILLOW LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8PP | £675,000 | 20/02/2026 | 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 | |---------|-------|------|------| | [Same street] 23 WILLOW LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8PP | £625,000 | 05/12/2025 | Detached | | 21 WOODLANDS DRIVE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8JH | £381,000 | 19/03/2025 | Detached | | [Same street] 18 WILLOW LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8PP | £722,000 | 20/12/2022 | Detached | | 140 MAIN ROAD, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8JR | £540,000 | 18/11/2022 | Detached | | [Same street] 14 WILLOW LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8PP | £505,000 | 23/09/2022 | Detached | | 4 THE ACREAGE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8JY | £705,000 | 21/09/2022 | Detached | | 7 SHEARBROOK LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8PR | £800,000 | 05/08/2022 | Detached | | [Same street] 19 WILLOW LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8PP | £620,000 | 08/07/2022 | Detached | | 2 FAIRWAY DRIVE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8GG | £750,000 | 24/06/2022 | Detached | | 1 MEADOW CLOSE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8JQ | £530,000 | 24/06/2022 | Detached | | 24 WOODLANDS DRIVE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8JH | £410,000 | 07/12/2021 | Detached | | 81 MAIN ROAD, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8JP | £903,000 | 03/12/2021 | Detached | | [Same street] 4 WILLOW LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8PP | £600,250 | 14/09/2021 | Detached | | 128 MAIN ROAD, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8JR | £150,000 | 27/07/2021 | Detached | **Street average:** £614,450 (5 sales) **Area average:** £574,333 (9 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £611,124 (34 Detached, CW4, 2024–2026) - **Deviation:** +13.7% ## Rental Range *ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £881/mo - **Realistic:** £979/mo - **Optimistic:** £1,077/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 | |------|------|------|------|------| | [Holly Close, Holmes Chapel](http://87.117.209.195:8080/listings/36861fa) | £1,795/mo | 4 | 1.78 miles | Rightmove | **Average rent: £1,795/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.26% (weak for cashflow) - **Max investor price (0.8%):** £224,375 - **Target investor price (1%):** £179,500 *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 £1,795/mo).* - **Gross yield:** 3.1% - **Cost-to-rent:** 32.3× - **Monthly cashflow:** £-1,146/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -6.8% *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:** £4,860/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 41.6% - **10y growth:** 69.9% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of April 2026.* - **1y growth (index):** 0.9% - **5y growth (index):** 20.9% - **10y growth (index):** 48.3% ## 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)