For sale Detached

12 ABBEY FIELDS

CREWE, WISTASTON, CHESHIRE CW2 8HJ

3 beds 2 baths 1,152 sq ft Listed 10 Oct 2025 (-296d)

£475,000

Offers in Region of

Reduced on 2 Jun 2026 · Was £500,000

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# 3 bedroom detached house for sale (CW2 8HJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 12 ABBEY FIELDS, CREWE, WISTASTON, CHESHIRE CW2 8HJ |
| Price | £475,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | E |
| Construction age | England and Wales: 1991-1995 |
| Floor area | 107 m² |
| Last sold | £215,000 Sep 2002 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 12/11/2035
- **Current heating cost:** £1,187/year
- **Est. upgrade cost to C:** £19,110

### Recommendations
- A (£900 - £1,200)
- W2 (£5,000 - £10,000)
- E (£1,440 - £1,680)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2111-2501-3819-1121-1917)

## Description

Tenure: Freehold

EPC Band: D

Council Tax Band: E

To comply with legal requirements, all buyers must complete an Anti-Money Laundering (AML) check. If your offer is accepted, you will need to undergo this check through our recommended provider. The fee for the AML check is £48.00, which includes VAT.

Thinking about selling your property? For a FREE valuation from one of our local experts, please call or e-mail our Whitegates office, and we will be happy to assist you with an award-winning service.

## Property Photos

- ![Picture No. 29](/listings/photos/168075116/172733) - Picture No. 29
- ![Picture No. 24](/listings/photos/168075116/172736) - Picture No. 24
- ![Picture No. 11](/listings/photos/168075116/172741) - Picture No. 11
- ![Picture No. 12](/listings/photos/168075116/172745) - Picture No. 12
- ![Picture No. 15](/listings/photos/168075116/172748) - Picture No. 15
- ![Picture No. 16](/listings/photos/168075116/172752) - Picture No. 16
- ![Picture No. 17](/listings/photos/168075116/172756) - Picture No. 17
- ![Picture No. 20](/listings/photos/168075116/172759) - Picture No. 20
- ![Picture No. 21](/listings/photos/168075116/172762) - Picture No. 21
- ![Picture No. 01](/listings/photos/168075116/172764) - Picture No. 01
- ![Picture No. 02](/listings/photos/168075116/172767) - Picture No. 02
- ![Picture No. 03](/listings/photos/168075116/172771) - Picture No. 03
- ![Picture No. 04](/listings/photos/168075116/172775) - Picture No. 04
- ![Picture No. 07](/listings/photos/168075116/172778) - Picture No. 07
- ![Picture No. 08](/listings/photos/168075116/172781) - Picture No. 08
- ![Picture No. 10](/listings/photos/168075116/172783) - Picture No. 10
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- ![Picture No. 23](/listings/photos/168075116/172788) - Picture No. 23
- ![Picture No. 22](/listings/photos/168075116/172791) - Picture No. 22

## Floorplans

- ![Floorplan](/listings/photos/168075116/172794) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/168075116/172802) - EPC Rating Graph

## FENSA Certificates

This property has 4 FENSA certificate(s) on record.

### FENSA Certificate #2516751
- **Address:** 12 Abbey Fields, CREWE, CW2 8HJ
- **Certificate Issued:** 07/03/2005
- **Work Completed:** 09/02/2005
- **Items:** 4 window(s)

### FENSA Certificate #2393179
- **Address:** 12 Abbey Fields, CREWE, CW2 8HJ
- **Certificate Issued:** 11/01/2005
- **Work Completed:** 15/12/2004
- **Items:** 5 window(s)

### FENSA Certificate #3281798
- **Address:** 12 Abbey Fields, CREWE, CW2 8HJ
- **Certificate Issued:** 28/11/2005
- **Work Completed:** 08/11/2005
- **Items:** 1 door(s)

### FENSA Certificate #1342810
- **Address:** 12 Abbey Fields, Crewe, CW2 8HJ
- **Certificate Issued:** 22/12/2003
- **Work Completed:** 28/11/2003
- **Items:** 5 window(s), 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 12 ABBEY FIELDS, WISTASTON, CREWE, CREWE AND NANTWICH, CHESHIRE, CW2 8HJ | £215,000 | 05/09/2002 | 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 |
|---------|-------|------|------|
| 69 CHURCH LANE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8EZ | £375,000 | 17/12/2025 | Detached |
| 15 KINGS DRIVE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8HY | £246,000 | 02/10/2023 | Detached |
| 2 SANDRINGHAM DRIVE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8HZ | £217,500 | 07/09/2023 | Detached |
| 7 MANDARIN PLACE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8GU | £309,995 | 31/05/2023 | Detached |
| 5 MANDARIN PLACE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8GU | £329,995 | 12/05/2023 | Detached |
| 13 WHITE HART LANE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8EX | £235,000 | 05/05/2023 | Detached |
| 32 MANDARIN PLACE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8GU | £329,995 | 31/03/2023 | Detached |
| 3 MANDARIN PLACE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8GU | £309,995 | 22/03/2023 | Detached |
| 17 SANDRINGHAM DRIVE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8HZ | £312,000 | 13/03/2023 | Detached |
| 13 MANDARIN PLACE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8GU | £387,500 | 20/02/2023 | Detached |
| 9 MANDARIN PLACE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8GU | £336,995 | 21/12/2022 | Detached |
| 11 MANDARIN PLACE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8GU | £332,500 | 20/12/2022 | Detached |
| 18 GREBE DRIVE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8GT | £384,995 | 12/09/2022 | Detached |
| 1 GREBE DRIVE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8GT | £344,995 | 30/08/2022 | Detached |
| 3 GREBE DRIVE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8GT | £412,995 | 23/08/2022 | Detached |
| 1 MANDARIN PLACE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8GU | £259,995 | 05/07/2022 | Detached |
| 9 GREBE DRIVE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8GT | £364,995 | 30/06/2022 | Detached |
| 2 MANDARIN PLACE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8GU | £339,995 | 30/06/2022 | Detached |
| 7 GREBE DRIVE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8GT | £299,995 | 30/06/2022 | Detached |
| 10 GREBE DRIVE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8GT | £409,995 | 30/06/2022 | Detached |
| [Same street] 8 ABBEY FIELDS, WISTASTON, CREWE, CHESHIRE EAST, CW2 8HJ | £410,000 | 26/11/2021 | Detached |

**Street average:** £410,000 (1 sale)
**Area average:** £327,022 (20 sales)

## Price vs local average

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

- **Local average:** £365,490 (83 Detached, CW2, 2024–2026)
- **Deviation:** +30%

## 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 South Cheshire (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £678/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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Moreton Road, CW2 | £1,000/mo | 3 | 1.07 miles | OpenRent |

**Average rent: £1,000/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.21% (weak for cashflow)
- **Max investor price (0.8%):** £125,000
- **Target investor price (1%):** £100,000

*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 £1,000/mo).*

- **Gross yield:** 2.5%
- **Cost-to-rent:** 39.6×
- **Monthly cashflow:** £-996/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -8.7%

*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).*

## Price per Square Metre

- **£/m²:** £4,439/m²

## Capital growth trend

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

- **5y growth:** 17%
- **10y growth:** 44.1%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

107 m²

Council tax band

EPC rating

Year built

England and Wales: 1991-1995

Last sold

£215,000 Sep 2002

Price per m²

£4,439/m²

Local average

£365,490 (+30%)

Deprivation

Decile 9 (29,647 of 33,755)

Street crime

73 incidents within 1 mile (May 2026)

Key features

Sought After Location
Rare Opportunity
Large Plot
Three Bedrooms With Fitted Wardrobes
Three Reception Rooms
Seperate Utility Area

Additional details

Parking: Yes
Garden: Yes

Description

Whitegates in Crewe are proud to present impeccably presented, and stunning detached house boasting a double garage and offers a perfect blend of modern living and traditional charm. Originally a four-bedroom property, it has been thoughtfully reconfigured into a spacious three-bedroom home, allowing for larger, more comfortable rooms throughout. Situated in a peaceful and secluded location, this property features three reception rooms, and two bathrooms, offering ample space for comfortable living. The well-maintained interior is bright and spacious, creating a warm and inviting atmosphere. The property also includes a delightful garden and a conservatory, providing the perfect space for relaxation and entertaining. Don't miss this opportunity to own a charming and elegant home in a desirable location.

Tenure: Freehold
EPC Band: D
Council Tax Band: E

To comply with legal requirements, all buyers must complete an Anti-Money Laundering (AML) check. If your offer is accepted, you will need to undergo this check through our recommended provider. The fee for the AML check is £48.00, which includes VAT.

Thinking about selling your property? For a FREE valuation from one of our local experts, please call or e-mail our Whitegates office, and we will be happy to assist you with an award-winning service.

Listed by

Crewe

The Property Franchise Group

Reference: 168075116

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 13/11/2025

Expiry date: 12/11/2035

Current heating cost: £1,187/year

Potential heating cost: £1,040/year

Est. upgrade cost to C: £19,110

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

Recommendations

Increase loft insulation to 270 mm (£900 - £1,200)
Floor insulation (solid floor) (£5,000 - £10,000)
Low energy lighting for all fixed outlets (£1,440 - £1,680)
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)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

FENSA Certificates

This property has 4 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #2516751

Property Details

Street: 12 Abbey Fields

Town: CREWE

Postcode: CW2 8HJ

Installation Details

Items: 4 windows

Certificate Issued: 07/03/2005

Work Completed: 09/02/2005

This certificate data was retrieved from FENSA's database

FENSA Certificate #2393179

Property Details

Street: 12 Abbey Fields

Town: CREWE

Postcode: CW2 8HJ

Installation Details

Items: 5 windows

Certificate Issued: 11/01/2005

Work Completed: 15/12/2004

This certificate data was retrieved from FENSA's database

FENSA Certificate #3281798

Property Details

Street: 12 Abbey Fields

Town: CREWE

Postcode: CW2 8HJ

Installation Details

Items: 1 door

Certificate Issued: 28/11/2005

Work Completed: 08/11/2005

This certificate data was retrieved from FENSA's database

FENSA Certificate #1342810

Property Details

Street: 12 Abbey Fields

Town: Crewe

Postcode: CW2 8HJ

Installation Details

Items: 5 windows and 2 doors

Certificate Issued: 22/12/2003

Work Completed: 28/11/2003

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

Event	Date	Price	% change
Listed for sale	—	£475,000	+120.9%
Sold	05/09/2002 (23 years ago)	£215,000	—

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
69 CHURCH LANE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8EZ	£375,000	17/12/2025	Detached
15 KINGS DRIVE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8HY	£246,000	02/10/2023	Detached
2 SANDRINGHAM DRIVE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8HZ	£217,500	07/09/2023	Detached
7 MANDARIN PLACE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8GU	£309,995	31/05/2023	Detached
5 MANDARIN PLACE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8GU	£329,995	12/05/2023	Detached
13 WHITE HART LANE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8EX	£235,000	05/05/2023	Detached
32 MANDARIN PLACE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8GU	£329,995	31/03/2023	Detached
3 MANDARIN PLACE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8GU	£309,995	22/03/2023	Detached
17 SANDRINGHAM DRIVE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8HZ	£312,000	13/03/2023	Detached
13 MANDARIN PLACE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8GU	£387,500	20/02/2023	Detached
9 MANDARIN PLACE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8GU	£336,995	21/12/2022	Detached
11 MANDARIN PLACE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8GU	£332,500	20/12/2022	Detached
18 GREBE DRIVE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8GT	£384,995	12/09/2022	Detached
1 GREBE DRIVE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8GT	£344,995	30/08/2022	Detached
3 GREBE DRIVE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8GT	£412,995	23/08/2022	Detached
1 MANDARIN PLACE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8GU	£259,995	05/07/2022	Detached
9 GREBE DRIVE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8GT	£364,995	30/06/2022	Detached
2 MANDARIN PLACE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8GU	£339,995	30/06/2022	Detached
7 GREBE DRIVE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8GT	£299,995	30/06/2022	Detached
10 GREBE DRIVE, WISTASTON, CREWE, CHESHIRE EAST, CW2 8GT	£409,995	30/06/2022	Detached
Same street 8 ABBEY FIELDS, WISTASTON, CREWE, CHESHIRE EAST, CW2 8HJ	£410,000	26/11/2021	Detached

Street average: £410,000 (1 sale)

Area average: £327,022 (20 sales)

Capital growth trend

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

5y growth 17%

10y growth 44.1%

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

1y (index) 0.9%

5y (index) 20.9%

10y (index) 48.3%

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 South Cheshire: £678/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View CW2 8HJ

Nearby

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

Type	Name	Distance
Bus stop	Wistaston, Church Lane / Shops	0.1 miles
Shop	Premier	0.1 miles
Shop	Bargain Booze	0.1 miles
Train station	Nantwich	2.0 miles
Train station	Crewe	2.0 miles
University	University of Buckingham Crewe Campus	2.6 miles
Hospital	Leighton Hospital	2.7 miles
Hospital	Weaver Lodge Independent Hospital	7.6 miles
University	Keele University	10.2 miles

Street-level crime

Category	Count
Violence and sexual offences	39
Public order	10
Shoplifting	7
Anti-social behaviour	6
Other theft	5
Criminal damage and arson	2
Vehicle crime	2
Burglary	1
Drugs	1
Total incidents	73

Within 1 mile during May 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
Wistaston Church Lane Academy	Primary	0.1 miles	Good — 14 May 2019
Willaston Primary Academy	Primary	0.7 miles	Good — 17 Oct 2013
St Mary's Catholic Primary School, Crewe	Primary	0.9 miles	Good — 13 Sep 2023
St Thomas More Catholic High School	Secondary	0.9 miles	— (Inspected (no overall grade))
Wistaston Academy	Primary	1.0 miles	Outstanding — 24 Sep 2024

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
3 Bed Semi-Detached House, Moreton Road, CW2	£1,000/mo	3	1.07 miles	OpenRent

Average rent: £1,000/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.21%

Max investor price (0.8%) £125,000

Target investor price (1%) £100,000

Gross yield 2.5%

Cost-to-rent ratio 39.6×

Monthly cashflow £-996/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -8.7%

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).