# 3 bedroom semi-detached house for sale (CW11 4BU) ## Property Details | Key | Value | |-----|-------| | Address | Heather Way, Sandbach, CW11, CW11 4BU | | Price | £260,000 | | Bedrooms | 3 | | Council tax | B | | Last sold | £209,995 | ## Description Welcome to 7 Heather Way, an exceptional recently constructed home that perfectly combines modern style, quality finishes, and an enviable lifestyle setting. Offering three bedrooms, two bathrooms, and thoughtfully designed living spaces throughout, this impressive property is ideally suited to first-time buyers, young professionals, and growing families seeking a home that delivers both comfort and convenience. From the moment you step inside, the high-specification finish is immediately apparent. A welcoming entrance hall leads to a valuable ground-floor WC, while the elegant front lounge provides the perfect space to relax and unwind. To the rear, the heart of the home is the spacious dining kitchen, featuring a stylish contemporary kitchen suite, quality fittings, and ample space for family dining and entertaining. French doors flood the room with natural light and create a seamless connection to the beautifully landscaped rear garden. Outside, the garden has been thoughtfully enhanced to create a true outdoor retreat. Featuring attractive shaped lawns, defined pathways, and dedicated zones for dining, outdoor living, and entertaining, it offers an extension of the home's living space and a setting to enjoy throughout the seasons. Upstairs, the property continues to impress with three well-proportioned bedrooms, including a stylish principal bedroom complete with a contemporary en-suite shower room. A modern family bathroom serves the remaining bedrooms, ensuring practicality for family life while maintaining the home's luxurious feel. The third bedroom is currently being utilised as a generous walk-in wardrobe however, this would be very easy to convert back into a good size third bedroom! A side-by-side double-width driveway provides valuable off-road parking, completing an outstanding package. Beyond the property itself, residents benefit from living within a rapidly maturing and highly desirable development designed to enhance everyday life. The estate features beautifully maintained green spaces, scenic walking pathways, and a dedicated children's play park, creating a strong sense of community and providing excellent opportunities for recreation, exercise, and outdoor enjoyment. Whether it's family time, dog walking, or simply taking a break while working from home, the development offers amenities that genuinely enrich daily living. Positioned alongside the stunning Cheshire countryside, the location strikes the perfect balance between peaceful surroundings and everyday convenience. Excellent local amenities, including a well-regarded school, local shops, and a popular fish and chip shop, are all within easy reach. Meanwhile, Sandbach's historic and thriving town centre is just a short drive away, offering an excellent selection of independent boutiques, cafés, restaurants, supermarkets, and leisure facilities. Combining contemporary design, high-quality finishes, excellent outdoor space, and an outstanding lifestyle location, 7 Heather Way presents a superb opportunity to secure a modern home that adds value to every aspect of daily living. EPC Rating: B**Entrance hall** (1.16m x 2.22m) **WC** (0.92m x 1.68m) **Lounge** (3.63m x 4.34m) **Dining kitchen** (2.71m x 4.66m) **Bedroom 1** (2.91m x 3.64m) **En suite** (1.62m x 1.93m) **Bedroom 2** (2.28m x 2.8m) **Bedroom 3** (1.78m x 2.28m) **Bathroom** (1.81m x 1.85m) **Garden** Landscaped rear garden **Parking - Driveway** **Disclaimer** As the Sellers agent, we are not Surveyors or Conveyancing experts and as such we cannot and do not comment on the condition of the property or other issues relating to title or other legal issues that may affect this property, unless we have been made aware of such matters. Interested parties should employ their own professionals to make such enquiries before making any transactional decisions. We have not carried out a structural survey and the services, appliances and specific fittings have not been tested. All photographs, measurements, floor plans and distances referred to are given as a guide only. Lease details, service charges and ground rent (where applicable) and council tax are given as a guide only and should be checked and confirmed by a solicitor prior to exchange of contracts. The copyright of all details, photographs and floorplans remain the possession of Chris Hamriding Lettings & Estates. ## Property Photos - ![Photo](/listings/photos/90243354/915491) - ![Photo](/listings/photos/90243354/915492) - ![Photo](/listings/photos/90243354/915493) - ![Photo](/listings/photos/90243354/915494) - ![Photo](/listings/photos/90243354/915495) - ![Photo](/listings/photos/90243354/915496) - ![Photo](/listings/photos/90243354/915497) - ![Photo](/listings/photos/90243354/915498) - ![Photo](/listings/photos/90243354/915499) - ![Photo](/listings/photos/90243354/915500) - ![Photo](/listings/photos/90243354/915501) - ![Photo](/listings/photos/90243354/915502) - ![Photo](/listings/photos/90243354/915503) - ![Photo](/listings/photos/90243354/915504) - ![Photo](/listings/photos/90243354/915505) - ![Photo](/listings/photos/90243354/915506) - ![Photo](/listings/photos/90243354/915507) - ![Photo](/listings/photos/90243354/915508) - ![Photo](/listings/photos/90243354/915509) - ![Photo](/listings/photos/90243354/915510) - ![Photo](/listings/photos/90243354/915511) - ![Photo](/listings/photos/90243354/915512) - ![Photo](/listings/photos/90243354/915513) - ![Photo](/listings/photos/90243354/915514) ## Floorplans - ![All](/listings/photos/90243354/915515) - All ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 26 HEATH ROAD, SANDBACH, CHESHIRE EAST, CW11 2JD | £240,000 | 19/12/2025 | Semi-detached | | 23 HEATH ROAD, SANDBACH, CHESHIRE EAST, CW11 2JD | £270,500 | 20/11/2025 | Semi-detached | | 30 BOOTH AVENUE, SANDBACH, CHESHIRE EAST, CW11 4JN | £104,807 | 22/08/2025 | Semi-detached | | 14 BEECH GROVE, SANDBACH, CHESHIRE EAST, CW11 4JW | £233,500 | 10/03/2025 | Semi-detached | | 51 HAWTHORNE DRIVE, SANDBACH, CHESHIRE EAST, CW11 4JH | £217,500 | 13/10/2023 | Semi-detached | | 22 HAWTHORNE DRIVE, SANDBACH, CHESHIRE EAST, CW11 4JH | £275,000 | 26/05/2023 | Semi-detached | | 7 MAPLE CLOSE, SANDBACH, CHESHIRE EAST, CW11 4JL | £200,000 | 24/05/2023 | Semi-detached | | 20 BEECH GROVE, SANDBACH, CHESHIRE EAST, CW11 4JW | £230,000 | 02/05/2023 | Semi-detached | | 53 COMMA ROAD, SANDBACH, CHESHIRE EAST, CW11 4AE | £298,000 | 09/01/2023 | Semi-detached | | 24 COMMA ROAD, SANDBACH, CHESHIRE EAST, CW11 4AE | £280,000 | 19/12/2022 | Semi-detached | | 12 DAISY BANK DRIVE, SANDBACH, CHESHIRE EAST, CW11 4JR | £255,000 | 10/11/2022 | Semi-detached | | [Same street] 2 HEATHER WAY, SANDBACH, CHESHIRE EAST, CW11 4BU | £274,995 | 30/09/2022 | Detached | | [Same street] 1 HEATHER WAY, SANDBACH, CHESHIRE EAST, CW11 4BU | £264,495 | 31/05/2022 | Detached | | [Same street] 5 HEATHER WAY, SANDBACH, CHESHIRE EAST, CW11 4BU | £209,995 | 27/05/2022 | Semi-detached | | [Same street] 3 HEATHER WAY, SANDBACH, CHESHIRE EAST, CW11 4BU | £304,995 | 20/05/2022 | Detached | | [Same street] 7 HEATHER WAY, SANDBACH, CHESHIRE EAST, CW11 4BU | £209,995 | 13/05/2022 | Semi-detached | | [Same street] 9 HEATHER WAY, SANDBACH, CHESHIRE EAST, CW11 4BU | £259,995 | 29/04/2022 | Detached | | [Same street] 24 HEATHER WAY, SANDBACH, CHESHIRE EAST, CW11 4BU | £318,000 | 11/04/2022 | Detached | | [Same street] 8 HEATHER WAY, SANDBACH, CHESHIRE EAST, CW11 4BU | £169,995 | 31/03/2022 | Terraced | | [Same street] 6 HEATHER WAY, SANDBACH, CHESHIRE EAST, CW11 4BU | £169,995 | 31/03/2022 | Terraced | | [Same street] 12 HEATHER WAY, SANDBACH, CHESHIRE EAST, CW11 4BU | £289,995 | 31/03/2022 | Detached | | [Same street] 10 HEATHER WAY, SANDBACH, CHESHIRE EAST, CW11 4BU | £254,995 | 25/03/2022 | Detached | | [Same street] 4 HEATHER WAY, SANDBACH, CHESHIRE EAST, CW11 4BU | £169,995 | 25/03/2022 | Terraced | | 7 PINE GROVE, SANDBACH, CHESHIRE EAST, CW11 4JJ | £222,000 | 17/03/2022 | Semi-detached | | [Same street] 17 HEATHER WAY, SANDBACH, CHESHIRE EAST, CW11 4BU | £185,995 | 25/02/2022 | Terraced | | [Same street] 15 HEATHER WAY, SANDBACH, CHESHIRE EAST, CW11 4BU | £183,995 | 25/02/2022 | Terraced | | [Same street] 11 HEATHER WAY, SANDBACH, CHESHIRE EAST, CW11 4BU | £185,995 | 25/02/2022 | Terraced | | 14 HEATHER WAY, SANDBACH, CHESHIRE EAST, CW11 4BU | £195,995 | 25/02/2022 | Semi-detached | | 20 BEECH GROVE, SANDBACH, CHESHIRE EAST, CW11 4JW | £210,000 | 25/02/2022 | Semi-detached | | 7 HAWTHORNE DRIVE, SANDBACH, CHESHIRE EAST, CW11 4JH | £165,000 | 25/02/2022 | Semi-detached | | 16 HEATHER WAY, SANDBACH, CHESHIRE EAST, CW11 4BU | £195,995 | 22/12/2021 | Semi-detached | | 13 COMFREY AVENUE, SANDBACH, CHESHIRE EAST, CW11 4BY | £182,995 | 17/12/2021 | Semi-detached | | 25 COMFREY AVENUE, SANDBACH, CHESHIRE EAST, CW11 4BY | £189,995 | 29/11/2021 | Semi-detached | | 27 COMFREY AVENUE, SANDBACH, CHESHIRE EAST, CW11 4BY | £189,995 | 29/11/2021 | Semi-detached | | 15 COMFREY AVENUE, SANDBACH, CHESHIRE EAST, CW11 4BY | £182,995 | 26/11/2021 | Semi-detached | **Street average:** £230,229 (15 sales) **Area average:** £216,964 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £263,549 (51 Semi-detached, CW11, 2024–2026) - **Deviation:** -1.3% ## 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):** £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 | |------|------|------|------|------| | [St. Oswalds Crescent, Sandbach, CW11](http://87.117.209.195:8080/listings/95b5c0b) | £1,500/mo | 3 | 2.08 miles | Rightmove | **Average rent: £1,500/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.58% (weak for cashflow) - **Max investor price (0.8%):** £187,500 - **Target investor price (1%):** £150,000 *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 £1,500/mo).* - **Gross yield:** 6.9% - **Cost-to-rent:** 14.4× - **Monthly cashflow:** £301/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 4.8% *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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 8.9% - **10y growth:** 58.5% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Semi-detached series; as of April 2026.* - **1y growth (index):** 2% - **5y growth (index):** 22.6% - **10y growth (index):** 53% ## 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)