# 4 bedroom detached house for sale (CW11 2WS) ## Property Details | Key | Value | |-----|-------| | Address | 2 MEADOWSIDE, SANDBACH, SMALLWOOD, CHESHIRE EAST CW11 2WS | | Price | £800,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Council tax | G | | Floor area | 231 m² | | Last sold | £575,000 Feb 2015 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** A - **Current heating cost:** £867/year - **Est. upgrade cost to C:** £36,500 ### Recommendations - N (£4,000 - £6,000) - U (£9,000 - £14,000) - V2 (£15,000 - £25,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8134-7535-2390-2339-5926) ## Description Meadowside is an outstanding 2400 sq ft detached barn-style residence, forming part of an exclusive development in the idyllic rural hamlet of Smallwood. Surrounded by stunning Cheshire countryside, this private courtyard of four homes on a small development of fifteen offers exceptional privacy, immaculate communal grounds, and access to a serene lake with fishing rights. Behind its striking red brick and slate-tiled exterior, the property opens into a spectacular double-height entrance hall with feature arched window and galleried landing, immediately setting the tone for the quality and style throughout. The heart of the home is the impressive 38 foot open-plan living/dining/kitchen space, designed for modern family living and entertaining. This stunning area features zoned spaces, French doors to the garden, and a bespoke kitchen with central island, breakfast bar, Corian-style worktops, and integrated Neff appliances. A separate utility room and stylish WC add practicality, alongside a comfortable lounge with contemporary fireplace. Upstairs, there are four generous double bedrooms. The luxurious principal suite benefits from a dressing room and en-suite shower room, while bedroom two also enjoys its own en-suite. A beautifully appointed family bathroom serves the remaining rooms, all finished with high-quality Villeroy & Boch sanitaryware and Hansgrohe fittings. Externally, the home offers a double garage, landscaped frontage with driveway parking, and a fully enclosed rear garden with lawn and Indian stone patio areas, ideal for outdoor entertaining. Perfectly positioned for commuters, Meadowside offers swift access to the M6, A50 and A34, with Manchester Airport around 30 minutes away. Sandbach and Congleton provide excellent amenities, schools, and leisure facilities. A rare opportunity to acquire a luxurious countryside home combining space, style, and exclusivity. **Lobby** - 5.9 x 2.12 (19'4" x 6'11") - **Family Room** - 5.7 x 3.92 (18'8" x 12'10") - **Kitchen Diner / Living Area** - **Utility** - 3.52 x 1.73 (11'6" x 5'8") - **Wc** - 1.73 x 1.53 (5'8" x 5'0") - **Bedroom One** - 5.15 x 3.97 (16'10" x 13'0") - **Ensuite** - **Bedroom Two** - 4.82 x 4.26 (15'9" x 13'11") - **Ensuite** - **Bedroom Three** - 4.52 x 4.26 (14'9" x 13'11") - **Bedroom Four** - 3.93 x 3.37 (12'10" x 11'0") - **Bathroom** - 3.09 x 1.98 (10'1" x 6'5") - **Garage** - 5.31 x 5.13 (17'5" x 16'9") - **Estate Charges** - Evergreen Meadows is the management company with service charges of £1900 per year. **Tenure** - We understand from the vendor that the property is freehold. We would however recommend that your solicitor check the tenure prior to exchange of contracts. **Aml Disclosure** - Agents are required by law to conduct Anti-Money Laundering checks on all those buying a property. Stephenson Browne charge £49.99 plus VAT for an AML check per purchase transaction. This is a non-refundable fee. The charges cover the cost of obtaining relevant data, any manual checks that are required, and ongoing monitoring. This fee is payable in advance prior to the issuing of a memorandum of sale on the property you are seeking to buy. **Why Choose Sb Sandbach To Sell Your Property?** - We have been operating in the town for over 15 years, and in recent times have consistently been the market leaders. Our experienced team are dedicated in achieving the best price for you and giving you the best service possible. If you would like a FREE market appraisal, please call us on opt 1 to arrange a no-obligation appointment. ## Property Photos - ![user_edited_photo-64e659dd_user-edited-3e0a766c-a2](/listings/photos/87928110/606769) - user_edited_photo-64e659dd_user-edited-3e0a766c-a2 - ![5.jpg](/listings/photos/87928110/606770) - 5.jpg - ![76bef712-IMG_8132-IMG_8134.jpg](/listings/photos/87928110/606771) - 76bef712-IMG_8132-IMG_8134.jpg - ![user_edited_photo-286a3b6c_user-edited-4056ad36-2b](/listings/photos/87928110/606772) - user_edited_photo-286a3b6c_user-edited-4056ad36-2b - ![a700bd19-IMG_7736-IMG_7738.jpg](/listings/photos/87928110/606773) - a700bd19-IMG_7736-IMG_7738.jpg - ![user_edited_photo-eacaf22d_user-edited-f26fdc87-8b](/listings/photos/87928110/606774) - user_edited_photo-eacaf22d_user-edited-f26fdc87-8b - ![user_edited_photo-87ec3e48_user-edited-ad1b9f8d-fe](/listings/photos/87928110/606775) - user_edited_photo-87ec3e48_user-edited-ad1b9f8d-fe - ![a66d7863-IMG_7769-IMG_7771.jpg](/listings/photos/87928110/606776) - a66d7863-IMG_7769-IMG_7771.jpg - ![cb1e6975-IMG_8207-IMG_8209.jpg](/listings/photos/87928110/606777) - cb1e6975-IMG_8207-IMG_8209.jpg - ![baa8a757-IMG_8195-IMG_8197.jpg](/listings/photos/87928110/606778) - baa8a757-IMG_8195-IMG_8197.jpg - ![11a84a66-IMG_8213-IMG_8215.jpg](/listings/photos/87928110/606779) - 11a84a66-IMG_8213-IMG_8215.jpg - ![30ca2886-IMG_8123-IMG_8125.jpg](/listings/photos/87928110/606780) - 30ca2886-IMG_8123-IMG_8125.jpg - ![3cee3fa4-IMG_8150-IMG_8152.jpg](/listings/photos/87928110/606781) - 3cee3fa4-IMG_8150-IMG_8152.jpg - ![510ff6fa-IMG_8111-IMG_8113.jpg](/listings/photos/87928110/606782) - 510ff6fa-IMG_8111-IMG_8113.jpg - ![62e8ecc2-IMG_8099-IMG_8101.jpg](/listings/photos/87928110/606783) - 62e8ecc2-IMG_8099-IMG_8101.jpg - ![c7f7fad2-IMG_8108-IMG_8110.jpg](/listings/photos/87928110/606784) - c7f7fad2-IMG_8108-IMG_8110.jpg - ![24fa660e-IMG_8030-IMG_8032.jpg](/listings/photos/87928110/606785) - 24fa660e-IMG_8030-IMG_8032.jpg - ![12bd383b-IMG_8060-IMG_8062.jpg](/listings/photos/87928110/606786) - 12bd383b-IMG_8060-IMG_8062.jpg - ![c3307da2-IMG_8015-IMG_8017.jpg](/listings/photos/87928110/606787) - c3307da2-IMG_8015-IMG_8017.jpg - ![d26f6c32-IMG_8012-IMG_8014.jpg](/listings/photos/87928110/606788) - d26f6c32-IMG_8012-IMG_8014.jpg - ![252964ca-IMG_8171-IMG_8173.jpg](/listings/photos/87928110/606789) - 252964ca-IMG_8171-IMG_8173.jpg - ![f93d185f-IMG_8183-IMG_8185.jpg](/listings/photos/87928110/606790) - f93d185f-IMG_8183-IMG_8185.jpg - ![b19fa241-IMG_7826-IMG_7828.jpg](/listings/photos/87928110/606791) - b19fa241-IMG_7826-IMG_7828.jpg - ![b5cdf118-IMG_7814-IMG_7816.jpg](/listings/photos/87928110/606792) - b5cdf118-IMG_7814-IMG_7816.jpg - ![d4985dbc-IMG_7799-IMG_7801.jpg](/listings/photos/87928110/606793) - d4985dbc-IMG_7799-IMG_7801.jpg - ![user_edited_photo-04f58dd0_user-edited-12676c1c-b6](/listings/photos/87928110/606794) - user_edited_photo-04f58dd0_user-edited-12676c1c-b6 - ![user_edited_photo-dd31f0d0_user-edited-57bae670-ef](/listings/photos/87928110/606795) - user_edited_photo-dd31f0d0_user-edited-57bae670-ef - ![user_edited_photo-e5638155_user-edited-49d04a85-3e](/listings/photos/87928110/606796) - user_edited_photo-e5638155_user-edited-49d04a85-3e - ![user_edited_photo-fac8474c_user-edited-5be9744b-70](/listings/photos/87928110/606797) - user_edited_photo-fac8474c_user-edited-5be9744b-70 - ![9c6e92f5-IMG_7925-IMG_7927.jpg](/listings/photos/87928110/606798) - 9c6e92f5-IMG_7925-IMG_7927.jpg - ![d5c932b7-IMG_7907-IMG_7909.jpg](/listings/photos/87928110/606799) - d5c932b7-IMG_7907-IMG_7909.jpg - ![17997235-IMG_7889-IMG_7891.jpg](/listings/photos/87928110/606800) - 17997235-IMG_7889-IMG_7891.jpg - ![user_edited_photo-cd19e617_user-edited-c1f37fd7-57](/listings/photos/87928110/606801) - user_edited_photo-cd19e617_user-edited-c1f37fd7-57 - ![user_edited_photo-85fbcf0f_user-edited-cd5bc788-bc](/listings/photos/87928110/606802) - user_edited_photo-85fbcf0f_user-edited-cd5bc788-bc - ![6763d594-IMG_7859-IMG_7861.jpg](/listings/photos/87928110/606803) - 6763d594-IMG_7859-IMG_7861.jpg - ![fafb8035-IMG_7835-IMG_7837.jpg](/listings/photos/87928110/606804) - fafb8035-IMG_7835-IMG_7837.jpg - ![74e857a8-IMG_7844-IMG_7846.jpg](/listings/photos/87928110/606805) - 74e857a8-IMG_7844-IMG_7846.jpg - ![a8a2393c-IMG_7784-IMG_7786.jpg](/listings/photos/87928110/606806) - a8a2393c-IMG_7784-IMG_7786.jpg - ![b1a626c6-IMG_7718-IMG_7720.jpg](/listings/photos/87928110/606807) - b1a626c6-IMG_7718-IMG_7720.jpg - ![user_edited_photo-9d2d0bbc_user-edited-a8693594-33](/listings/photos/87928110/606808) - user_edited_photo-9d2d0bbc_user-edited-a8693594-33 ## Floorplans - ![2 Meadowside-high.jpg](/listings/photos/87928110/606809) - 2 Meadowside-high.jpg ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 2 MEADOWSIDE, SMALLWOOD, SANDBACH, CHESHIRE EAST, CW11 2WS | £575,000 | 27/02/2015 | 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] 5 MEADOWSIDE, SMALLWOOD, SANDBACH, CHESHIRE EAST, CW11 2WS | £1,100,000 | 27/02/2026 | Detached | | [Same street] 5 MEADOWSIDE, SMALLWOOD, SANDBACH, CHESHIRE EAST, CW11 2WS | £895,000 | 23/11/2023 | Detached | | [Same street] 15 MEADOWSIDE, SMALLWOOD, SANDBACH, CHESHIRE EAST, CW11 2WS | £1,300,000 | 29/04/2022 | Detached | | [Same street] 7 MEADOWSIDE, SMALLWOOD, SANDBACH, CHESHIRE EAST, CW11 2WS | £750,000 | 16/02/2022 | Detached | | MOSS END FARMHOUSE MOSS END, SMALLWOOD, SANDBACH, CHESHIRE EAST, CW11 2XQ | £820,000 | 05/11/2021 | Detached | **Street average:** £1,011,250 (4 sales) **Area average:** £820,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £415,893 (38 Detached, CW11, 2024–2026) - **Deviation:** +92.4% ## 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 ## 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/03fc6cb) | £1,600/mo | 4 | 0.83 miles | Rightmove | **Average rent: £1,600/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.2% (weak for cashflow) - **Max investor price (0.8%):** £200,000 - **Target investor price (1%):** £160,000 *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 £1,600/mo).* - **Gross yield:** 2.4% - **Cost-to-rent:** 41.7× - **Monthly cashflow:** £-1,735/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -9% *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:** £3,463/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 19.1% - **10y growth:** 48.6% ## 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)