# 3 bedroom detached house for sale (CW12 2LJ) ## Property Details | Key | Value | |-----|-------| | Address | CROSS LANE COTTAGE, CROSS LANE, CONGLETON, KERMINCHAM, CHESHIRE CW12 2LJ | | Price | £870,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Construction age | England and Wales: before 1900 | | Floor area | 121 m² | | Last sold | £420,000 Jul 2005 | ## EPC Rating & Upgrade Cost - **Current rating:** F - **Potential rating:** C - **Expiry date:** 05/10/2032 - **Current heating cost:** £1,578/year - **Est. upgrade cost to C:** £49,593 ### Recommendations - B (£500 - £1,500) - Q (£4,000 - £14,000) - W2 (£4,000 - £6,000) - C (£15 - £30) - D (£80 - £120) - E (£70) - N (£4,000 - £6,000) - O (£3,300 - £6,500) - U (£3,500 - £5,500) - V2 (£15,000 - £25,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3532-8020-1209-0476-1206) ## Description A character-filled countryside retreat where timeless charm meets 0.8 acres of enchanting gardens. Tucked away in this idyllic countryside position this beautifully presented cottage has been tastefully and sympathetically updated by the current owners and presents a rare opportunity to acquire a truly special country home. From the moment you enter this home exudes warmth and charm with exposed beams, stone flagged floors and exposed brick fireplaces. The statement piece of this home is the large living room with dual aspect, panelling and delightful views onto the adjoining countryside. There is a recently re-fitted shaker style kitchen with integrated appliances and attached boot room. In addition on the ground floor is a cosy dining room, downstairs bedroom and WC and a large office/fourth bedroom. Upstairs there are two well-proportioned bedrooms both with vaulted ceilings and calming rural views and the large family bathroom with free standing roll top bath and large walk-in shower area. From the central landing is a large eaves storage offering ample practical storage space. The true heart of this home lies in its outstanding gardens, extending to approximately 0.8 acres and offering a rare and enchanting sense of space, privacy, and natural beauty. Meticulously established over time, the grounds are a captivating blend of mature trees, thoughtfully planted shrubs, and sweeping lawns that create a picturesque countryside setting. There are two entrances to this home offering versatility and a detached double garage offering great storage/workshop space. This garden doesn’t simply complement the home it defines it, offering a truly special lifestyle rooted in nature, space, and quiet enjoyment of the outdoors. Despite its quiet position, it remains conveniently placed for nearby Holmes Chapel and Congleton, offering a range of amenities and excellent connections. A perfect balance of countryside charm and everyday convenience. EPC Rating: F ## Property Photos - ![Photo](/listings/photos/89815206/700710) - ![Photo](/listings/photos/89815206/700711) - ![Photo](/listings/photos/89815206/700712) - ![Photo](/listings/photos/89815206/700713) - ![Photo](/listings/photos/89815206/700714) - ![Photo](/listings/photos/89815206/700715) - ![Photo](/listings/photos/89815206/700716) - ![Photo](/listings/photos/89815206/700717) - ![Photo](/listings/photos/89815206/700718) - ![Photo](/listings/photos/89815206/700719) - ![Photo](/listings/photos/89815206/700720) - ![Photo](/listings/photos/89815206/700721) - ![Photo](/listings/photos/89815206/700722) - ![Photo](/listings/photos/89815206/700723) - ![Photo](/listings/photos/89815206/700724) ## Floorplans - ![Floorplan 1](/listings/photos/89815206/700725) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/89815206/700726) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | CROSS LANE COTTAGE CROSS LANE, KERMINCHAM, CONGLETON, CHESHIRE, CW12 2LJ | £420,000 | 17/07/2005 | Detached | ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £429,248 (88 Detached, CW12, 2024–2026) - **Deviation:** +102.7% ## 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):** £693/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 | |------|------|------|------|------| | [Ormiston Way, Congleton](http://87.117.209.195:8080/listings/05e7379) | £1,495/mo | 3 | 3.09 miles | Rightmove | | [Burgess Place, Congleton, CW12](http://87.117.209.195:8080/listings/4cadafa) | £1,400/mo | 3 | 3.09 miles | Rightmove | | [Dobson Way, Congleton, CW12](http://87.117.209.195:8080/listings/bef992e) | £2,200/mo | 3 | 4.02 miles | Rightmove | | [Lower Meadow Drive, Congleton, CW12](http://87.117.209.195:8080/listings/cbc4e3c) | £1,350/mo | 3 | 4.05 miles | Rightmove | | [Wallhill Lane, Brownlow, CW12](http://87.117.209.195:8080/listings/3894533) | £1,500/mo | 3 | 4.39 miles | Rightmove | | [Southbank Grove, Congleton](http://87.117.209.195:8080/listings/205a4fb) | £1,100/mo | 3 | 4.8 miles | Rightmove | | [Canal Road, Congleton, CW12](http://87.117.209.195:8080/listings/5f94ea5) | £1,300/mo | 3 | 5.1 miles | Rightmove | | [Moss Road, Astbury, CW12](http://87.117.209.195:8080/listings/94bcc99) | £1,500/mo | 3 | 5.47 miles | Rightmove | | [Congleton, Staffordshire](http://87.117.209.195:8080/listings/d9636ca) | £2,000/mo | 3 | 6.84 miles | Rightmove | **Average rent: £1,538/mo (9 listings)** ## 1% Rule - **Rent ratio:** 0.17% (weak for cashflow) - **Max investor price (0.8%):** £186,875 - **Target investor price (1%):** £149,500 *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 £1,495/mo).* - **Gross yield:** 2.1% - **Cost-to-rent:** 48.5× - **Monthly cashflow:** £-2,106/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -10% *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:** £7,190/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 14.6% - **10y growth:** 49.5% ## 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)