# 5 bedroom detached house for sale (CW11 2WS) ## Property Details | Key | Value | |-----|-------| | Address | 4 MEADOWSIDE, SANDBACH, SMALLWOOD, CHESHIRE EAST CW11 2WS | | Price | £995,000 | | Bedrooms | 5 | | Bathrooms | 3 | | Council tax | G | | Construction age | England and Wales: 2012 onwards | | Floor area | 255 m² | | Last sold | £695,000 Mar 2015 | ## EPC Rating & Upgrade Cost - **Current rating:** A - **Potential rating:** A - **Expiry date:** 02/06/2036 - **Current heating cost:** £1,421/year - **Est. upgrade cost to C:** £5,500 ### Recommendations - N (£4,000 - £7,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0636-1726-0600-0647-2202) ## Description Welcome to Meadowside, Smallwood, Sandbach – an exceptional five-bedroom detached home within the prestigious Evergreen Meadows development by Rowland Homes. Offering approximately 3,200 sq ft of beautifully designed living space, this remarkable property blends luxury, energy efficiency, and countryside tranquillity. Set within landscaped private gardens and surrounded by 5.8 acres of shared meadowland known as ‘The Mere’, the home enjoys rare privacy and space while remaining conveniently close to Sandbach, Congleton, and the M6. The heart of the home is an impressive 28ft kitchen and family area featuring a hand-built Tom Howley kitchen, perfect for entertaining and family living. Three further reception rooms provide versatile space for a home office, snug, dining room, or formal lounge. The principal suite is a luxurious retreat with dressing room and ensuite. In total, the property offers five well-proportioned bedrooms, two ensuites, a family bathroom, and a downstairs WC. This home is equipped with outstanding energy systems including a 10.5kW solar PV array and 12kW Powerwall battery storage. An 11kW Estia air source heat pump provides underfloor heating to the ground floor and radiators upstairs, while a 15.5kW Toshiba mini VRF system delivers efficient heating and cooling throughout the property. Externally, there is ample driveway parking and a double garage to the front. A recently landscaped garden ideal for sun and entertainment. Additional benefits include estate-managed grounds with group septic system and a hot tub available by negotiation. A rare opportunity to secure a high-specification, energy-efficient family home in a peaceful countryside setting – Meadowside offers an outstanding lifestyle in every respect. **Entrance Hall** - 4.47m x 4.27m (14'8" x 14'0") - **Kitchen / Family Area** - 8.23m x 7.65m (27'0" x 25'1") - **Lounge** - 5.38m x 4.39m (17'8" x 14'5") - **Study** - 4.47m x 3.30m (14'8" x 10'10") - **Dining Room** - 5.26m x 3.18m (17'3" x 10'5") - **Utility** - 2.39m x 1.98m (7'10" x 6'6") - **Wc** - 1.60m x 1.17m (5'3" x 3'10") - **Bedroom One** - 6.17m x 5.08m (20'3" x 16'8") - **Dressing Room** - 1.63m x 1.30m (5'4" x 4'3") - **Ensuite (Bedroom One)** - 2.95m x 2.24m (9'8" x 7'4") - **Bedroom Two** - 5.26m x 3.76m (17'3" x 12'4") - **Ensuite (Bedroom Two)** - 2.62m x 0.94m (8'7" x 3'1") - **Bedroom Three** - 4.29m x 3.05m (14'1" x 10'0") - **Bedroom Four** - 4.32m x 2.62m (14'2" x 8'7") - **Bedroom Five** - 3.00m x 2.49m (9'10" x 8'2") - **Bathroom** - 2.79m x 1.68m (9'2" x 5'6") - **Double Garage** - 6.32m x 5.38m (20'9" x 17'8") - **Tenure** - We understand from the vendor that the property is freehold. We would however recommend that your solicitor check the tenure prior to exchange of contracts. **Aml Disclosure** - Agents are required by law to conduct Anti-Money Laundering checks on all those buying a property. Stephenson Browne charge £49.99 plus VAT for an AML check per purchase transaction. This is a non-refundable fee. The charges cover the cost of obtaining relevant data, any manual checks that are required, and ongoing monitoring. This fee is payable in advance prior to the issuing of a memorandum of sale on the property you are seeking to buy. **Why Choose Sb Sandbach To Sell Your Property?** - We have been operating in the town for over 15 years, and in recent times have consistently been the market leaders. Our experienced team are dedicated in achieving the best price for you and giving you the best service possible. If you would like a FREE market appraisal, please call us on opt 1 to arrange a no-obligation appointment. ## Property Photos - ![08ec81b2-IMG_3433-IMG_3435.jpg](/listings/photos/89061681/572939) - 08ec81b2-IMG_3433-IMG_3435.jpg - ![5d092661-IMG_3049-IMG_3051.jpg](/listings/photos/89061681/572940) - 5d092661-IMG_3049-IMG_3051.jpg - ![576e4a95-IMG_3145-IMG_3147.jpg](/listings/photos/89061681/572941) - 576e4a95-IMG_3145-IMG_3147.jpg - ![459879e4-IMG_3070-IMG_3072.jpg](/listings/photos/89061681/572942) - 459879e4-IMG_3070-IMG_3072.jpg - ![28fa8542-IMG_3166-IMG_3168.jpg](/listings/photos/89061681/572943) - 28fa8542-IMG_3166-IMG_3168.jpg - ![7e24cdfa-IMG_3133-IMG_3135.jpg](/listings/photos/89061681/572944) - 7e24cdfa-IMG_3133-IMG_3135.jpg - ![d7d085e5-IMG_3127-IMG_3129.jpg](/listings/photos/89061681/572945) - d7d085e5-IMG_3127-IMG_3129.jpg - ![21e7b013-IMG_3115-IMG_3117.jpg](/listings/photos/89061681/572946) - 21e7b013-IMG_3115-IMG_3117.jpg - ![576d5de4-IMG_3112-IMG_3114.jpg](/listings/photos/89061681/572947) - 576d5de4-IMG_3112-IMG_3114.jpg - ![43a323f7-IMG_3151-IMG_3153.jpg](/listings/photos/89061681/572948) - 43a323f7-IMG_3151-IMG_3153.jpg - ![3cbb3397-IMG_3082-IMG_3084.jpg](/listings/photos/89061681/572949) - 3cbb3397-IMG_3082-IMG_3084.jpg - ![user_edited_photo-3460d341_user-edited-51c9a8f8-0b](/listings/photos/89061681/572950) - user_edited_photo-3460d341_user-edited-51c9a8f8-0b - ![5bff5bbe-IMG_2911-IMG_2913.jpg](/listings/photos/89061681/572951) - 5bff5bbe-IMG_2911-IMG_2913.jpg - ![b3b4ffd0-IMG_2935-IMG_2937.jpg](/listings/photos/89061681/572952) - b3b4ffd0-IMG_2935-IMG_2937.jpg - ![ecf1cbc6-IMG_2872-IMG_2874.jpg](/listings/photos/89061681/572953) - ecf1cbc6-IMG_2872-IMG_2874.jpg - ![f0476f80-IMG_3205-IMG_3207.jpg](/listings/photos/89061681/572954) - f0476f80-IMG_3205-IMG_3207.jpg - ![user_edited_photo-0b097965_user-edited-fe81f830-86](/listings/photos/89061681/572955) - user_edited_photo-0b097965_user-edited-fe81f830-86 - ![1d60d849-IMG_3409-IMG_3411.jpg](/listings/photos/89061681/572956) - 1d60d849-IMG_3409-IMG_3411.jpg - ![f92684dc-IMG_3226-IMG_3228.jpg](/listings/photos/89061681/572957) - f92684dc-IMG_3226-IMG_3228.jpg - ![a074526d-IMG_3247-IMG_3249.jpg](/listings/photos/89061681/572958) - a074526d-IMG_3247-IMG_3249.jpg - ![user_edited_photo-b2c3e3e7_user-edited-9ea1a545-3d](/listings/photos/89061681/572959) - user_edited_photo-b2c3e3e7_user-edited-9ea1a545-3d - ![609739e6-IMG_3262-IMG_3264.jpg](/listings/photos/89061681/572960) - 609739e6-IMG_3262-IMG_3264.jpg - ![628a9e54-IMG_3265-IMG_3267.jpg](/listings/photos/89061681/572961) - 628a9e54-IMG_3265-IMG_3267.jpg - ![963fb7e3-IMG_3376-IMG_3378.jpg](/listings/photos/89061681/572962) - 963fb7e3-IMG_3376-IMG_3378.jpg - ![a0cb739b-IMG_3358-IMG_3360.jpg](/listings/photos/89061681/572963) - a0cb739b-IMG_3358-IMG_3360.jpg - ![15c24072-IMG_3352-IMG_3354.jpg](/listings/photos/89061681/572964) - 15c24072-IMG_3352-IMG_3354.jpg - ![user_edited_photo-356e9b8c_user-edited-e668edf0-27](/listings/photos/89061681/572965) - user_edited_photo-356e9b8c_user-edited-e668edf0-27 - ![7a5c8e50-IMG_3280-IMG_3282.jpg](/listings/photos/89061681/572966) - 7a5c8e50-IMG_3280-IMG_3282.jpg - ![bb015194-IMG_3292-IMG_3294.jpg](/listings/photos/89061681/572967) - bb015194-IMG_3292-IMG_3294.jpg - ![7a804b5d-IMG_3319-IMG_3321.jpg](/listings/photos/89061681/572968) - 7a804b5d-IMG_3319-IMG_3321.jpg - ![ea2ee0d9-IMG_3322-IMG_3324.jpg](/listings/photos/89061681/572969) - ea2ee0d9-IMG_3322-IMG_3324.jpg - ![0a5c996a-IMG_3334-IMG_3336.jpg](/listings/photos/89061681/572970) - 0a5c996a-IMG_3334-IMG_3336.jpg - ![f9eee7ea-IMG_3271-IMG_3273.jpg](/listings/photos/89061681/572971) - f9eee7ea-IMG_3271-IMG_3273.jpg - ![7d639bcd-IMG_3028-IMG_3030.jpg](/listings/photos/89061681/572972) - 7d639bcd-IMG_3028-IMG_3030.jpg - ![ad91e36c-IMG_2995-IMG_2997.jpg](/listings/photos/89061681/572973) - ad91e36c-IMG_2995-IMG_2997.jpg - ![cc3b94df-IMG_3019-IMG_3021.jpg](/listings/photos/89061681/572974) - cc3b94df-IMG_3019-IMG_3021.jpg - ![e362ba13-IMG_2980-IMG_2982.jpg](/listings/photos/89061681/572975) - e362ba13-IMG_2980-IMG_2982.jpg - ![0ef6ec4e-IMG_3064-IMG_3066.jpg](/listings/photos/89061681/572976) - 0ef6ec4e-IMG_3064-IMG_3066.jpg - ![3951da38-IMG_3442-IMG_3444.jpg](/listings/photos/89061681/572977) - 3951da38-IMG_3442-IMG_3444.jpg ## Floorplans - ![4 Meadowside-high.jpg](/listings/photos/89061681/572978) - 4 Meadowside-high.jpg ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 4 MEADOWSIDE, SMALLWOOD, SANDBACH, CHESHIRE EAST, CW11 2WS | £695,000 | 26/03/2015 | 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 | |---------|-------|------|------| | [Same street] 5 MEADOWSIDE, SMALLWOOD, SANDBACH, CHESHIRE EAST, CW11 2WS | £1,100,000 | 27/02/2026 | Detached | | [Same street] 5 MEADOWSIDE, SMALLWOOD, SANDBACH, CHESHIRE EAST, CW11 2WS | £895,000 | 23/11/2023 | Detached | | [Same street] 15 MEADOWSIDE, SMALLWOOD, SANDBACH, CHESHIRE EAST, CW11 2WS | £1,300,000 | 29/04/2022 | Detached | | [Same street] 7 MEADOWSIDE, SMALLWOOD, SANDBACH, CHESHIRE EAST, CW11 2WS | £750,000 | 16/02/2022 | Detached | | MOSS END FARMHOUSE MOSS END, SMALLWOOD, SANDBACH, CHESHIRE EAST, CW11 2XQ | £820,000 | 05/11/2021 | Detached | **Street average:** £1,011,250 (4 sales) **Area average:** £820,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £422,332 (48 Detached, CW11, 2024–2026) - **Deviation:** +135.6% ## Rental Range *ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £884/mo - **Realistic:** £982/mo - **Optimistic:** £1,080/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for South Cheshire (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £992/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 | |------|------|------|------|------| | [The Courtyard, Smallwood](http://87.117.209.195:8080/listings/8db7fa7) | £2,750/mo | 5 | 0.86 miles | Rightmove | **Average rent: £2,750/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.28% (weak for cashflow) - **Max investor price (0.8%):** £343,750 - **Target investor price (1%):** £275,000 *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 £2,750/mo).* - **Gross yield:** 3.3% - **Cost-to-rent:** 30.2× - **Monthly cashflow:** £-1,468/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -6.1% *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:** £3,902/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 24.7% - **10y growth:** 19.4% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of May 2026.* - **1y growth (index):** 3.3% - **5y growth (index):** 23.5% - **10y growth (index):** 50.8% ## 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)