# 5 bedroom detached house for sale (CW11 2UW) ## Property Details | Key | Value | |-----|-------| | Address | Pear Tree Cottage, Smallwood, Sandbach, CW11 2UW | | Price | £700,000 | | Bedrooms | 5 | | Bathrooms | 2 | | Council tax | F | ## Description Nestled on the tranquil outskirts of Sandbach in the charming hamlet of Smallwood, this impressive four/five-bedroom detached cottage offers a rare opportunity to embrace countryside living whilst remaining within easy reach of local amenities. Set within a generous plot of approximately 0.6 acres, the property is enhanced by beautifully maintained gardens, providing a peaceful retreat with ample space for outdoor entertaining or simple relaxation amidst stunning natural surroundings. The cottage effortlessly blends character and modern comfort, boasting a welcoming inglenook fireplace that forms the heart of the main living space-perfect for cosy evenings with family and friends. Versatile accommodation is complemented by a driveway offering convenient off-road parking, ensuring both practicality and a true sense of arrival. Smallwood is renowned for its picturesque rural landscape, yet residents benefit from the close proximity to Sandbach town centre, known for its lively artisan market, excellent schools, and a variety of local shops and pubs. The area is well-connected for commuters, with the M6 motorway and Sandbach railway station nearby, providing swift links to Manchester, Crewe, and beyond. Local highlights such as the historic Sandbach Crosses and beautiful Brereton Heath Nature Reserve are just a short drive away, offering abundant leisure opportunities. This delightful cottage promises a lifestyle of tranquillity, space and convenience, making it a wonderful place to call home. Arrange a viewing today and experience all that this exceptional property and its idyllic setting have to offer. Council Tax Band: F (Cheshire East) Tenure: Freehold ## Property Photos - ![Photo](/listings/photos/174723752/141725) - ![Photo](/listings/photos/174723752/141726) - ![Photo](/listings/photos/174723752/141727) - ![Photo](/listings/photos/174723752/141728) - ![Photo](/listings/photos/174723752/141729) - ![Photo](/listings/photos/174723752/141731) - ![Photo](/listings/photos/174723752/141733) - ![Photo](/listings/photos/174723752/141736) - ![Photo](/listings/photos/174723752/141739) - ![Photo](/listings/photos/174723752/141742) - ![Photo](/listings/photos/174723752/141745) - ![Photo](/listings/photos/174723752/141748) - ![Photo](/listings/photos/174723752/141752) - ![Photo](/listings/photos/174723752/141761) - ![Photo](/listings/photos/174723752/141765) - ![Photo](/listings/photos/174723752/141772) - ![Photo](/listings/photos/174723752/141777) - ![Photo](/listings/photos/174723752/141782) - ![Photo](/listings/photos/174723752/141786) - ![Photo](/listings/photos/174723752/141790) - ![Photo](/listings/photos/174723752/141793) - ![Photo](/listings/photos/174723752/141796) - ![Photo](/listings/photos/174723752/141799) - ![Photo](/listings/photos/174723752/141801) - ![Photo](/listings/photos/174723752/141804) - ![Photo](/listings/photos/174723752/141807) - ![Photo](/listings/photos/174723752/141809) - ![Photo](/listings/photos/174723752/141811) - ![Photo](/listings/photos/174723752/141813) - ![Photo](/listings/photos/174723752/141815) - ![Photo](/listings/photos/174723752/512506) - ![Photo](/listings/photos/174723752/512507) - ![Photo](/listings/photos/174723752/512508) - ![Photo](/listings/photos/174723752/512509) ## Floorplans - ![Floorplan 1](/listings/photos/174723752/141817) - Floorplan 1 ## EPC Graphs - ![EPC](/listings/photos/174723752/141821) - EPC ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £413,691 (39 Detached, CW11, 2024–2026) - **Deviation:** +69.2% ## 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).* - **LHA floor (this property size):** £992/mo ## 1% Rule - **Rent ratio:** 0.14% (weak for cashflow) - **Max investor price (0.8%):** £121,875 - **Target investor price (1%):** £97,500 *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 Area rent estimate.* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 16.8% - **10y growth:** 45.9% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of March 2026.* - **1y growth (index):** 1.6% - **5y growth (index):** 23.6% - **10y growth (index):** 51.5% ## 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)