For sale Detached

1 BLACKBERRY GARDENS

CREWE, GOOSTREY, CHESHIRE WEST AND CHESTER CW4 8FU

5 beds 4 baths 2,551 sq ft Listed 18 May 2026 (-5d)

£850,000

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# 5 bedroom detached house for sale (CW4 8FU)

## Property Details

| Key | Value |
|-----|-------|
| Address | 1 BLACKBERRY GARDENS, CREWE, GOOSTREY, CHESHIRE WEST AND CHESTER CW4 8FU |
| Price | £850,000 |
| Bedrooms | 5 |
| Bathrooms | 4 |
| Council tax | G |
| Construction age | England and Wales: 2012 onwards |
| Floor area | 237 m² |
| Last sold | £675,995 Jul 2016 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Current heating cost:** £1,398/year
- **Est. upgrade cost to C:** £9,000

### Recommendations
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/4436-2924-7600-0508-0206)

## Description

From the moment you step inside, the quality of the layout is immediately apparent. The ground floor has been carefully planned to suit modern family living, offering a superb balance of open-plan flow and defined living spaces. At its heart lies an impressive breakfast kitchen—perfect for everyday life and entertaining alike—complemented by a formal dining room and a generous lounge, all benefiting from excellent natural light. Additional spaces such as a separate sitting room, study and utility ensure flexibility for growing families, home working or multi-generational living.

Upstairs, the property continues to impress with five well-proportioned bedrooms. The principal suite provides a private retreat, complete with en suite, while several additional bedrooms also benefit from en suite facilities, making this an ideal home for larger families or those who enjoy hosting guests.

Externally, the home enjoys a standout plot. Positioned on a quiet cul-de-sac, it boasts wrap-around gardens that offer both privacy and space for outdoor living. To the front, attractive woodland views create a peaceful and picturesque setting, enhancing the sense of seclusion. A detached double garage sits conveniently adjacent, completing the practical appeal.

Goostrey itself is a highly sought-after village, known for its welcoming community, excellent primary school and charming local pubs. The location also offers superb connectivity, with easy access to major motorway networks and nearby centres such as Knutsford, Alderley Edge and Holmes Chapel.

This is a rare opportunity to acquire a beautifully presented, versatile family home in an enviable position—early viewing is highly recommended.

EPC Rating: C

## Property Photos

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## Floorplans

- ![All](/listings/photos/88642791/473719) - All

## EPC Graphs

- ![EPC 1](/listings/photos/88642791/473720) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1 BLACKBERRY GARDENS, GOOSTREY, CREWE, CHESHIRE WEST AND CHESTER, CW4 8FU | £675,995 | 25/07/2016 | 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 |
|---------|-------|------|------|
| SPRUCE COTTAGE HARRISON DRIVE, GOOSTREY, CREWE, CHESHIRE WEST AND CHESTER, CW4 8NP | £675,000 | 16/10/2023 | Detached |
| 33 MEADOW AVENUE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8LS | £320,000 | 17/11/2022 | Detached |
| [Same street] 5 BLACKBERRY GARDENS, GOOSTREY, CREWE, CHESHIRE WEST AND CHESTER, CW4 8FU | £750,000 | 31/08/2022 | Detached |
| 24 MEADOW AVENUE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8LS | £330,000 | 29/07/2022 | Detached |
| 3 WOOD LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8NE | £475,000 | 21/07/2022 | Detached |
| [Same street] 33 BLACKBERRY GARDENS, GOOSTREY, CREWE, CHESHIRE WEST AND CHESTER, CW4 8FU | £280,000 | 22/04/2022 | Semi-detached |
| 25 FOREST AVENUE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8LU | £315,000 | 14/02/2022 | Detached |
| 34 LEA AVENUE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8LT | £280,000 | 15/12/2021 | Detached |
| 30 LEA AVENUE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8LT | £300,000 | 26/11/2021 | Detached |
| [Same street] WYCHWOOD, 40 BLACKBERRY GARDENS, GOOSTREY, CREWE, CHESHIRE WEST AND CHESTER, CW4 8FU | £595,000 | 06/08/2021 | Detached |
| 36 LEA AVENUE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8LT | £342,000 | 06/08/2021 | Detached |
| 6 BIRCH TREE LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8NS | £641,000 | 28/06/2021 | Detached |
| [Same street] 21 BLACKBERRY GARDENS, GOOSTREY, CREWE, CHESHIRE WEST AND CHESTER, CW4 8FU | £425,000 | 11/06/2021 | Detached |
| 12 FOREST AVENUE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8LX | £420,000 | 07/06/2021 | Detached |
| [Same street] 19 BLACKBERRY GARDENS, GOOSTREY, CREWE, CHESHIRE WEST AND CHESTER, CW4 8FU | £475,000 | 03/06/2021 | Detached |

**Street average:** £505,000 (5 sales)
**Area average:** £409,800 (10 sales)

## Price vs local average

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

- **Local average:** £651,398 (30 Detached, CW4, 2024–2026)
- **Deviation:** +30.5%

## Rental Range

*ONS Price Index of Private Rents (Cheshire West and Chester). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £869/mo
- **Realistic:** £966/mo
- **Optimistic:** £1,063/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:** 0.11% (weak for cashflow)
- **Max investor price (0.8%):** £120,750
- **Target investor price (1%):** £96,600

*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.*

## Price per Square Metre

- **£/m²:** £3,586/m²

## Capital growth trend

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

- **5y growth:** 58.2%
- **10y growth:** 65.9%

## House Price Index (HM Land Registry)

*Official index for Cheshire West and Chester; Detached series; as of February 2026.*

- **1y growth (index):** 3%
- **5y growth (index):** 23.8%
- **10y growth (index):** 52.2%

## 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

237 m²

Council tax band

EPC rating

Year built

England and Wales: 2012 onwards

Last sold

£675,995 Jul 2016

Price per m²

£3,586/m²

Local average

£651,398 (+30.5%)

Deprivation

Decile 7 (20,836 of 33,755)

Street crime

2 incidents within 1 mile (Mar 2026)

Key features

Prime front-of-development position with attractive woodland views and a quiet cul-de-sac setting
Spacious and versatile layout extending to approximately 2,550 sq ft, ideal for modern family living
Impressive open-plan breakfast kitchen forming the heart of the home, perfect for everyday use and entertaining
Multiple reception rooms including lounge, dining room, sitting room and study offering excellent flexibility
Five well-proportioned bedrooms, including a superb principal suite with en suite facilities
Additional en suites and family bathroom, ideal for larger families or guests
Generous wrap-around gardens providing privacy, outdoor space and excellent potential for further landscaping
Detached double garage with ample driveway parking, positioned conveniently adjacent to the property

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Parking: Garage, Driveway
Garden: Front garden, Rear garden
Restrictions: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

An exceptional, modern family home, beautifully maintained and thoughtfully designed, occupying a prime position at the very front of this desirable development. Built approximately 10 years ago and lovingly cared for ever since, this is a property that effortlessly combines style, practicality and a true sense of home.
From the moment you step inside, the quality of the layout is immediately apparent. The ground floor has been carefully planned to suit modern family living, offering a superb balance of open-plan flow and defined living spaces. At its heart lies an impressive breakfast kitchen—perfect for everyday life and entertaining alike—complemented by a formal dining room and a generous lounge, all benefiting from excellent natural light. Additional spaces such as a separate sitting room, study and utility ensure flexibility for growing families, home working or multi-generational living.
Upstairs, the property continues to impress with five well-proportioned bedrooms. The principal suite provides a private retreat, complete with en suite, while several additional bedrooms also benefit from en suite facilities, making this an ideal home for larger families or those who enjoy hosting guests.
Externally, the home enjoys a standout plot. Positioned on a quiet cul-de-sac, it boasts wrap-around gardens that offer both privacy and space for outdoor living. To the front, attractive woodland views create a peaceful and picturesque setting, enhancing the sense of seclusion. A detached double garage sits conveniently adjacent, completing the practical appeal.
Goostrey itself is a highly sought-after village, known for its welcoming community, excellent primary school and charming local pubs. The location also offers superb connectivity, with easy access to major motorway networks and nearby centres such as Knutsford, Alderley Edge and Holmes Chapel.
This is a rare opportunity to acquire a beautifully presented, versatile family home in an enviable position—early viewing is highly recommended.
EPC Rating: C

Listed by

Knutsford

Stuart Rushton & Co

Reference: 88642791

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 08/04/2026

Current heating cost: £1,398/year

Potential heating cost: £1,398/year

Est. upgrade cost to C: £9,000

Recommendations

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

All

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Listed for sale	—	£850,000	+25.7%
Sold	25/07/2016 (9 years ago)	£675,995	—

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
SPRUCE COTTAGE HARRISON DRIVE, GOOSTREY, CREWE, CHESHIRE WEST AND CHESTER, CW4 8NP	£675,000	16/10/2023	Detached
33 MEADOW AVENUE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8LS	£320,000	17/11/2022	Detached
Same street 5 BLACKBERRY GARDENS, GOOSTREY, CREWE, CHESHIRE WEST AND CHESTER, CW4 8FU	£750,000	31/08/2022	Detached
24 MEADOW AVENUE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8LS	£330,000	29/07/2022	Detached
3 WOOD LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8NE	£475,000	21/07/2022	Detached
Same street 33 BLACKBERRY GARDENS, GOOSTREY, CREWE, CHESHIRE WEST AND CHESTER, CW4 8FU	£280,000	22/04/2022	Semi-detached
25 FOREST AVENUE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8LU	£315,000	14/02/2022	Detached
34 LEA AVENUE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8LT	£280,000	15/12/2021	Detached
30 LEA AVENUE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8LT	£300,000	26/11/2021	Detached
Same street WYCHWOOD, 40 BLACKBERRY GARDENS, GOOSTREY, CREWE, CHESHIRE WEST AND CHESTER, CW4 8FU	£595,000	06/08/2021	Detached
36 LEA AVENUE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8LT	£342,000	06/08/2021	Detached
6 BIRCH TREE LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8NS	£641,000	28/06/2021	Detached
Same street 21 BLACKBERRY GARDENS, GOOSTREY, CREWE, CHESHIRE WEST AND CHESTER, CW4 8FU	£425,000	11/06/2021	Detached
12 FOREST AVENUE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8LX	£420,000	07/06/2021	Detached
Same street 19 BLACKBERRY GARDENS, GOOSTREY, CREWE, CHESHIRE WEST AND CHESTER, CW4 8FU	£475,000	03/06/2021	Detached

Street average: £505,000 (5 sales)

Area average: £409,800 (10 sales)

Capital growth trend

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

5y growth 58.2%

10y growth 65.9%

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

1y (index) 3%

5y (index) 23.8%

10y (index) 52.2%

Rental Range

Estimated market rent for Cheshire West and Chester. Low = conservative, Realistic = average, Optimistic = best case.

Low £869/mo

Realistic £966/mo

Optimistic £1,063/mo

Based on Local Authority from postcode lookup → Cheshire West and Chester.

LHA (30th percentile) floor for South Cheshire: £992/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View CW4 8FU

Nearby

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

Type	Name	Distance
Bus stop	Goostrey, Main Road / Booth Bed Lane	0.3 miles
Shop	Unknown	0.9 miles
Shop	Goostrey Village Store	0.9 miles
Train station	Goostrey	1.6 miles
Train station	Holmes Chapel	2.1 miles
Hospital	Rosemount Resource Centre	9.2 miles
University	University of Buckingham Crewe Campus	9.7 miles
Hospital	Altrincham Hospital	10.8 miles

Street-level crime

Category	Count
Drugs	1
Violence and sexual offences	1
Total incidents	2

Within 1 mile during Mar 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
Goostrey Community Primary School	Primary	1.3 miles	Good — 16 Mar 2022
Hermitage Primary School	Primary	1.7 miles	Good — 20 Nov 2023
Holmes Chapel Primary School	Primary	1.9 miles	Outstanding — 17 Jul 2015
Holmes Chapel Comprehensive School	Secondary	2.2 miles	Good — 10 Mar 2020
Byley Primary School and Nursery	Primary	2.2 miles	Good — 12 Mar 2023

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.11%

Max investor price (0.8%) £120,750

Target investor price (1%) £96,600

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).