# 4 bedroom detached house for sale (CW12 4AF) ## Property Details | Key | Value | |-----|-------| | Address | 2 HOWEY HILL, CONGLETON, CONGLETON, CHESHIRE CW12 4AF | | Price | £495,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | E | | Construction age | England and Wales: 1967-1975 | | Floor area | 140 m² | | Last sold | £95,000 Dec 1997 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 27/05/2036 - **Current heating cost:** £1,794/year - **Est. upgrade cost to C:** £17,550 ### Recommendations - A3 (£900 - £1,200) - W2 (£5,000 - £10,000) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2884-3062-0205-8576-9200) ## Description This substantial detached four-bedroom residence presents a rare opportunity to acquire a distinctive family home occupying a generous plot in one of the area’s most sought-after locations. Combining spacious and versatile accommodation with exciting potential to further extend or reconfigure (subject to the necessary consents), the property offers both immediate comfort and outstanding future possibilities. Set well back from the road behind a sweeping tarmacadam driveway providing extensive off-road parking, the home enjoys an impressive presence with expansive lawns, a detached open-fronted brick-built car port and enclosed courtyard-style gardens to both sides and rear. Internally, the accommodation is both welcoming and versatile. A bright and spacious reception hall with oak effect flooring leads to a cosy snug, ideal as a second sitting room, home office or playroom. The superb lounge through dining room extends to an impressive 25 feet, enjoying abundant natural light from its large bow window and dual aspect glazing, centred around a striking living flame gas fire with polished cast iron surround and granite hearth — creating a superb space for both family living and entertaining. The breakfast kitchen is fitted with a stylish range of modern high gloss units with granite effect work surfaces, integrated fridge, space for a range cooker and slate tiled flooring, whilst the adjoining utility room provides excellent additional storage and laundry facilities with direct access to both the garden and integral garage. A contemporary cloakroom completes the ground floor accommodation. To the first floor, the principal bedroom enjoys dual aspect windows, fitted furniture and access to a beautifully appointed en suite shower room featuring a walk-in rainfall shower and modern vanity fittings. Three further well-proportioned bedrooms are served by a spacious family bathroom fitted with a modern white suite including separate shower enclosure and fully tiled walls and flooring. Outside, the property continues to impress. The rear and side courtyard gardens create private and low-maintenance outdoor spaces ideal for entertaining, enhanced by Indian stone paving and an attractive raised pond water feature. The generous overall plot offers excellent scope for extension or further landscaping, allowing purchasers the opportunity to tailor the home to their own requirements over time. Perfectly positioned within easy walking distance of the town centre, the property benefits from an exceptional range of amenities quite literally on the doorstep, including independent shops, bakeries, convenience stores, cafés, barbers and an eclectic selection of restaurants and traditional hostelries. For those who enjoy the outdoors, beautiful countryside walks can be found moments away at the end of Howey Hill, providing access to some of Cheshire’s most picturesque rural scenery. A characterful and highly individual family home in a prime setting, offering space, versatility and exciting future potential in equal measure. ## Property Photos - ![FRONT](/listings/photos/89089320/571303) - FRONT - ![LOUNGE AREA](/listings/photos/89089320/571306) - LOUNGE AREA - ![DINING AREA](/listings/photos/89089320/571308) - DINING AREA - ![BREAKFAST KITCHEN ](/listings/photos/89089320/571310) - BREAKFAST KITCHEN - ![BEDROOM ](/listings/photos/89089320/571312) - BEDROOM - ![EN SUITE](/listings/photos/89089320/571314) - EN SUITE - ![REAR](/listings/photos/89089320/571316) - REAR - ![SIDE](/listings/photos/89089320/571318) - SIDE - ![FRONT](/listings/photos/89089320/571321) - FRONT - ![FRONT](/listings/photos/89089320/571323) - FRONT - ![REAR](/listings/photos/89089320/571325) - REAR - ![REAR](/listings/photos/89089320/571327) - REAR - ![FRONT](/listings/photos/89089320/571330) - FRONT - ![SIDE](/listings/photos/89089320/571333) - SIDE - ![SIDE](/listings/photos/89089320/571335) - SIDE - ![AERIAL VIEW](/listings/photos/89089320/571337) - AERIAL VIEW - ![AERIAL VIEW ](/listings/photos/89089320/571339) - AERIAL VIEW - ![AERIAL VIEW](/listings/photos/89089320/571342) - AERIAL VIEW - ![RECEPTION HALL](/listings/photos/89089320/571344) - RECEPTION HALL - ![RECEPTION HALL](/listings/photos/89089320/571346) - RECEPTION HALL - ![SNUG](/listings/photos/89089320/571349) - SNUG - ![BREAKFAST KITCHEN](/listings/photos/89089320/571351) - BREAKFAST KITCHEN - ![LOUNGE AREA](/listings/photos/89089320/571354) - LOUNGE AREA - ![LOUNGE THROUGH DINING ROOM ](/listings/photos/89089320/571356) - LOUNGE THROUGH DINING ROOM - ![BATHROOM ](/listings/photos/89089320/571358) - BATHROOM - ![BREAKFAST KITCHEN](/listings/photos/89089320/571359) - BREAKFAST KITCHEN - ![Photo 28](/listings/photos/89089320/571361) - Photo 28 - ![BATHROOM ](/listings/photos/89089320/571363) - BATHROOM - ![BATHROOM ](/listings/photos/89089320/571365) - BATHROOM - ![BEDROOM ](/listings/photos/89089320/571367) - BEDROOM - ![BEDROOM ](/listings/photos/89089320/571369) - BEDROOM - ![BEDROOM ](/listings/photos/89089320/571370) - BEDROOM - ![EN SUITE](/listings/photos/89089320/571372) - EN SUITE ## Floorplans - ![Floorplan 1](/listings/photos/89089320/671955) - Floorplan 1 ## EPC Graphs - ![Energy Performance Certificate](/listings/photos/89089320/671956) - Energy Performance Certificate ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #1654258 - **Address:** 2 Howey Hill, Congleton, CW12 4AF - **Certificate Issued:** 13/04/2004 - **Work Completed:** 28/11/2003 - **Items:** 7 window(s), 2 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 2 HOWEY HILL, CONGLETON, CHESHIRE, CW12 4AF | £95,000 | 05/12/1997 | 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 | |---------|-------|------|------| | 9 TUDOR WAY, CONGLETON, CHESHIRE EAST, CW12 4AS | £515,000 | 03/12/2025 | Detached | | 28 CANAL STREET, CONGLETON, CHESHIRE EAST, CW12 3AA | £380,000 | 03/12/2025 | Detached | | [Same street] 3 HOWEY HILL, CONGLETON, CHESHIRE EAST, CW12 4AF | £382,500 | 28/11/2025 | Terraced | | 20 HOWEY LANE, CONGLETON, CHESHIRE EAST, CW12 4AE | £768,100 | 06/09/2024 | Detached | | 31 TUDOR WAY, CONGLETON, CHESHIRE EAST, CW12 4AS | £450,000 | 10/11/2023 | Detached | | [Same street] 1 HOWEY HILL, CONGLETON, CHESHIRE EAST, CW12 4AF | £450,000 | 20/12/2022 | Terraced | | [Same street] 17 HOWEY HILL, CONGLETON, CHESHIRE EAST, CW12 4AF | £368,000 | 28/11/2022 | Terraced | | 28 CANAL STREET, CONGLETON, CHESHIRE EAST, CW12 3AA | £340,000 | 18/07/2022 | Detached | | 24 COLE HILL BANK, CONGLETON, CHESHIRE EAST, CW12 3AD | £395,000 | 04/04/2022 | Detached | | 38 TUDOR WAY, CONGLETON, CHESHIRE EAST, CW12 4AS | £355,000 | 21/10/2021 | Detached | **Street average:** £400,167 (3 sales) **Area average:** £457,586 (7 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £425,487 (90 Detached, CW12, 2024–2026) - **Deviation:** +16.3% ## 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 Oldham & Rochdale (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £947/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 | |------|------|------|------|------| | [Quayside, Congleton, CW12](http://87.117.209.195:8080/listings/6cdc68b) | £1,600/mo | 4 | 0.27 miles | Rightmove | | [Rutland Close, Congleton](http://87.117.209.195:8080/listings/02cfca7) | £1,700/mo | 4 | 0.75 miles | Rightmove | | [Walfield Avenue, Congleton, CW12](http://87.117.209.195:8080/listings/4d4293e) | £2,200/mo | 4 | 1.03 miles | Rightmove | | [Watery Lane, Astbury, Congleton](http://87.117.209.195:8080/listings/cb14497) | £3,750/mo | 4 | 1.49 miles | Rightmove | | [Field View Road, Congleton, CW12](http://87.117.209.195:8080/listings/231b890) | £1,400/mo | 4 | 1.65 miles | Rightmove | | [Blue Cedar Way, Somerford, CW12](http://87.117.209.195:8080/listings/91523c5) | £1,750/mo | 4 | 1.87 miles | Rightmove | | [Chelford Road, Somerford, CW12](http://87.117.209.195:8080/listings/1478f53) | £2,995/mo | 4 | 2 miles | Rightmove | | [Hillside Farmhouse, Cloudside, Congleton, CW12 3QG](http://87.117.209.195:8080/listings/afe1a0f) | £2,000/mo | 4 | 3.06 miles | Rightmove | **Average rent: £2,174/mo (8 listings)** ## 1% Rule - **Rent ratio:** 0.38% (weak for cashflow) - **Max investor price (0.8%):** £234,375 - **Target investor price (1%):** £187,500 *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 £1,875/mo).* - **Gross yield:** 4.5% - **Cost-to-rent:** 22× - **Monthly cashflow:** £-287/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -2.4% *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:** £3,536/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 21.5% - **10y growth:** 55.4% ## 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)