For sale Flat

FLAT 14

EMBURY COURT, WELLES STREET, SANDBACH, CHESHIRE EAST CW11 1JR

2 beds 1 baths 893 sq ft Listed 18 Jan 2026 (-135d)

£60,000

Fixed Price

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# 2 bedroom apartment for sale (CW11 1JR)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 14, EMBURY COURT, WELLES STREET, SANDBACH, CHESHIRE EAST CW11 1JR |
| Price | £60,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: before 1900 |
| Floor area | 83 m² |
| Last sold | £52,500 Jun 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** F
- **Potential rating:** C
- **Current heating cost:** £1,710/year
- **Est. upgrade cost to C:** £15,000

### Recommendations
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- L2 (£800 - £1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2915-0588-4116-6316-1511)

## Description

The apartment features a bright and comfortable living space, a fitted kitchen, and two well-proportioned bedrooms, along with a modern bathroom. Being on the ground floor, the property benefits from easy access and practical day-to-day living. Externally, the home includes one allocated parking space, a valuable addition for such a central location.

Situated just a short walk from Sandbach town centre, the property enjoys excellent access to local shops, cafés, amenities, and transport links, combining convenience with comfortable living.

The apartment is available at full asking price and through the 50% shared ownership scheme.

## Property Photos

- ![Photo](/listings/photos/171138632/308903)
- ![Photo](/listings/photos/171138632/308904)
- ![Photo](/listings/photos/171138632/308905)
- ![Photo](/listings/photos/171138632/308906)
- ![Photo](/listings/photos/171138632/308907)
- ![Photo](/listings/photos/171138632/308908)
- ![Photo](/listings/photos/171138632/308909)
- ![Photo](/listings/photos/171138632/308910)
- ![Photo](/listings/photos/171138632/308911)

## Floorplans

- ![Floorplan 1](/listings/photos/171138632/308912) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/171138632/308913) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| EMBURY COURT FLAT 14 WELLES STREET, SANDBACH, CHESHIRE EAST, CW11 1JR | £52,500 | 09/06/2022 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| THE HOLLIES 2 WESLEY AVENUE, SANDBACH, CHESHIRE EAST, CW11 1DG | £128,000 | 21/12/2022 | Flat |
| THE HOLLIES 8 WESLEY AVENUE, SANDBACH, CHESHIRE EAST, CW11 1DG | £135,000 | 24/11/2022 | Flat |
| THE HOLLIES 9 WESLEY AVENUE, SANDBACH, CHESHIRE EAST, CW11 1DG | £125,000 | 17/08/2022 | Flat |
| THE HOLLIES 4 WESLEY AVENUE, SANDBACH, CHESHIRE EAST, CW11 1DG | £132,000 | 29/07/2022 | Flat |
| THE HOLLIES 6 WESLEY AVENUE, SANDBACH, CHESHIRE EAST, CW11 1DG | £125,000 | 27/07/2022 | Flat |
| 66 WELLES STREET, SANDBACH, CHESHIRE EAST, CW11 1GU | £120,000 | 30/05/2022 | Flat |
| 64 WELLES STREET, SANDBACH, CHESHIRE EAST, CW11 1GU | £52,500 | 06/05/2022 | Flat |
| THE HOLLIES 1 WESLEY AVENUE, SANDBACH, CHESHIRE EAST, CW11 1DG | £128,000 | 04/02/2022 | Flat |
| THE HOLLIES 3 WESLEY AVENUE, SANDBACH, CHESHIRE EAST, CW11 1DG | £125,000 | 13/01/2022 | Flat |
| [Same street] EMBURY COURT FLAT 15 WELLES STREET, SANDBACH, CHESHIRE EAST, CW11 1JR | £52,000 | 17/12/2021 | Flat |

**Street average:** £52,000 (1 sale)
**Area average:** £118,944 (9 sales)

## Price vs local average

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

- **Local average:** £125,617 (3 Flat, CW11, 2024–2026)
- **Deviation:** -52.2%

## 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):** £573/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 |
|------|------|------|------|------|
| 2 Bed Terraced House, Hackney Yard Close, CW11 | £950/mo | 2 | 0.22 miles | OpenRent |

**Average rent: £950/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 1.58% (strong)
- **Max investor price (0.8%):** £118,750
- **Target investor price (1%):** £95,000

*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 £950/mo).*

- **Gross yield:** 19%
- **Cost-to-rent:** 5.3×
- **Monthly cashflow:** £594/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 40.9%

*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:** £723/m²

## Capital growth trend

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

- **5y growth:** 21.1%

## House Price Index (HM Land Registry)

*Official index for Cheshire East; Flats and maisonettes series; as of February 2026.*

- **1y growth (index):** -1.5%
- **5y growth (index):** 11%
- **10y growth (index):** 34.8%

## 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

LEASEHOLD (102 years remaining on lease)

Floor area

83 m²

Council tax band

EPC rating

Year built

England and Wales: before 1900

Last sold

£52,500 Jun 2022

Price per m²

£723/m²

Local average

£125,617 (-52.2%)

Deprivation

Decile 5 (14,333 of 33,755)

Street crime

80 incidents within 1 mile (Mar 2026)

Key features

Shared Ownership
Ground Floor Apartment
Two Bedrooms
Allocated Parking Space
Close To Town Centre
Chain Free

Additional details

Parking: Yes

Description

A well-presented two-bedroom ground floor apartment offered on a 50% shared ownership basis, ideally located in the heart of Sandbach and available chain free—perfect for first-time buyers or those looking to downsize.

The apartment features a bright and comfortable living space, a fitted kitchen, and two well-proportioned bedrooms, along with a modern bathroom. Being on the ground floor, the property benefits from easy access and practical day-to-day living. Externally, the home includes one allocated parking space, a valuable addition for such a central location.

Situated just a short walk from Sandbach town centre, the property enjoys excellent access to local shops, cafés, amenities, and transport links, combining convenience with comfortable living.

The apartment is available at full asking price and through the 50% shared ownership scheme.

Listed by

Sandbach

Spicerhaart

Reference: 171138632

EPC Rating & Upgrade Cost

Current rating: F

Potential rating: C

Inspection date: 13/08/2021

Current heating cost: £1,710/year

Potential heating cost: £481/year

Est. upgrade cost to C: £15,000

EPC F or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (solid floor) (£4,000 - £6,000)
High heat retention storage heaters and dual immersion cylinder (£800 - £1,200)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Listed for sale	—	£60,000	+14.3%
Sold	09/06/2022 (3 years ago)	£52,500	—

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
THE HOLLIES 2 WESLEY AVENUE, SANDBACH, CHESHIRE EAST, CW11 1DG	£128,000	21/12/2022	Flat
THE HOLLIES 8 WESLEY AVENUE, SANDBACH, CHESHIRE EAST, CW11 1DG	£135,000	24/11/2022	Flat
THE HOLLIES 9 WESLEY AVENUE, SANDBACH, CHESHIRE EAST, CW11 1DG	£125,000	17/08/2022	Flat
THE HOLLIES 4 WESLEY AVENUE, SANDBACH, CHESHIRE EAST, CW11 1DG	£132,000	29/07/2022	Flat
THE HOLLIES 6 WESLEY AVENUE, SANDBACH, CHESHIRE EAST, CW11 1DG	£125,000	27/07/2022	Flat
66 WELLES STREET, SANDBACH, CHESHIRE EAST, CW11 1GU	£120,000	30/05/2022	Flat
64 WELLES STREET, SANDBACH, CHESHIRE EAST, CW11 1GU	£52,500	06/05/2022	Flat
THE HOLLIES 1 WESLEY AVENUE, SANDBACH, CHESHIRE EAST, CW11 1DG	£128,000	04/02/2022	Flat
THE HOLLIES 3 WESLEY AVENUE, SANDBACH, CHESHIRE EAST, CW11 1DG	£125,000	13/01/2022	Flat
Same street EMBURY COURT FLAT 15 WELLES STREET, SANDBACH, CHESHIRE EAST, CW11 1JR	£52,000	17/12/2021	Flat

Street average: £52,000 (1 sale)

Area average: £118,944 (9 sales)

Capital growth trend

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

5y growth 21.1%

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

1y (index) -1.5%

5y (index) 11%

10y (index) 34.8%

Rental Range

Estimated market rent for Cheshire East. Low = conservative, Realistic = average, Optimistic = best case.

Low £878/mo

Realistic £975/mo

Optimistic £1,073/mo

Based on Local Authority from postcode lookup → Cheshire East.

LHA (30th percentile) floor for South Cheshire: £573/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View CW11 1JR

Address

8-12 Bradwall Road

Nearby

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

Type	Name	Distance
Shop	Sandbach Dog Grooming	0.0 miles
Shop	Dads & Lads Barbers	0.0 miles
Bus stop	Sandbach, Middlewich Road / Dental Surgery	0.1 miles
Train station	Sandbach	1.2 miles
Train station	Holmes Chapel	3.8 miles
University	University of Buckingham Crewe Campus	4.3 miles
Hospital	Leighton Hospital	4.9 miles
Hospital	Weaver Lodge Independent Hospital	6.2 miles
University	Keele University	10.7 miles

Street-level crime

Category	Count
Violence and sexual offences	42
Shoplifting	14
Public order	10
Anti-social behaviour	6
Criminal damage and arson	3
Other theft	2
Other crime	1
Robbery	1
Vehicle crime	1
Total incidents	80

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
Sandbach School	Secondary	0.3 miles	Good — 10 Dec 2014
Sandbach Primary Academy	Primary	0.3 miles	— (Inspected (no overall grade))
Offley Primary Academy	Primary	0.3 miles	— (Inspected (no overall grade))
Sandbach High School and Sixth Form College	Secondary	0.3 miles	Good — 27 Nov 2022
Wheelock Primary School	Primary	0.8 miles	Good — 12 Mar 2024

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
2 Bed Terraced House, Hackney Yard Close, CW11	£950/mo	2	0.22 miles	OpenRent

Average rent: £950/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.58%

Max investor price (0.8%) £118,750

Target investor price (1%) £95,000

Gross yield 19%

Cost-to-rent ratio 5.3×

Monthly cashflow £594/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 40.9%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).

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