# 3 bedroom mews property for sale (CW11 3ER)

## Property Details

| Key | Value |
|-----|-------|
| Address | 14 BOYD CLOSE, SANDBACH, MOSTON, CHESHIRE EAST CW11 3ER |
| Price | £230,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Construction age | England and Wales: 2012 onwards |
| Floor area | 68 m² |
| Last sold | £157,995 Oct 2016 |

## EPC Rating & Upgrade Cost

- **Current rating:** A
- **Potential rating:** A
- **Expiry date:** 13/10/2036
- **Current heating cost:** £345/year
- **Est. upgrade cost to C:** £195

### Recommendations
- E (£180 - £210)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2716-3867-1531-6524-6224)

## Description

Occupying an attractive position, this property offers an excellent opportunity for a range of purchasers, including first-time buyers, families and those looking to downsize.

Externally, the property benefits from driveway parking to the front, which features an electric car charger, while the enclosed rear garden has been thoughtfully designed for ease of maintenance, providing an ideal space for outdoor dining, entertaining or simply enjoying the warmer months with minimal upkeep.

Conveniently positioned, the property enjoys easy access to Sandbach town centre, which offers a superb selection of independent shops, cafés, restaurants, supermarkets and everyday amenities. The area is well served by highly regarded schools, excellent leisure facilities and beautiful open countryside, whilst commuters will appreciate the close proximity to Sandbach railway station and Junction 17 of the M6 motorway, providing excellent links to Manchester, Stoke-on-Trent, Crewe and beyond.

** Guide Price of £230,000 - £240,000 **

## Property Photos

- ![Photo](/listings/photos/91358460/2594472)
- ![Photo](/listings/photos/91358460/2594473)
- ![Photo](/listings/photos/91358460/2594474)
- ![Photo](/listings/photos/91358460/2594475)
- ![Photo](/listings/photos/91358460/2594476)
- ![Photo](/listings/photos/91358460/2594477)
- ![Photo](/listings/photos/91358460/2594478)
- ![Photo](/listings/photos/91358460/2594479)

## Floorplans

- ![Floorplan 1](/listings/photos/91358460/2594480) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/91358460/2594481) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 14 BOYD CLOSE, MOSTON, SANDBACH, CHESHIRE EAST, CW11 3ER | £157,995 | 07/10/2016 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 21 PRICE CLOSE, MOSTON, SANDBACH, CHESHIRE EAST, CW11 3JY | £230,000 | 09/11/2023 | Other |
| 18 PALMER CLOSE, MOSTON, SANDBACH, CHESHIRE EAST, CW11 3EU | £84,000 | 04/11/2022 | Other |
| [Same street] 3 BOYD CLOSE, MOSTON, SANDBACH, CHESHIRE EAST, CW11 3ER | £195,000 | 25/02/2022 | Semi-detached |

**Street average:** £195,000 (1 sale)
**Area average:** £157,000 (2 sales)

## Price vs local average

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

- **Local average:** £188,750 (2 Other, CW11, 2024–2026)
- **Deviation:** +21.9%

## Rental Range

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

- **Low:** £893/mo
- **Realistic:** £992/mo
- **Optimistic:** £1,091/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 |
|------|------|------|------|------|
| [Stringer Avenue, Sandbach](http://87.117.209.195:8080/listings/d3d34d8) | £1,200/mo | 3 | 2.4 miles | Rightmove |

**Average rent: £1,200/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.52% (weak for cashflow)
- **Max investor price (0.8%):** £150,000
- **Target investor price (1%):** £120,000

*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 £1,200/mo).*

- **Gross yield:** 6.3%
- **Cost-to-rent:** 16×
- **Monthly cashflow:** £149/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.7%

*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:** £3,382/m²

## House Price Index (HM Land Registry)

*Official index for Cheshire East; All dwelling types series; as of August 2026.*

- **1y growth (index):** 4.4%
- **5y growth (index):** 28.9%
- **10y growth (index):** 52.1%

## 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)