# 3 bedroom semi-detached house for sale (CW12 3JA)

## Property Details

| Key | Value |
|-----|-------|
| Address | 86 BOUNDARY LANE, CONGLETON, CHESHIRE EAST CW12 3JA |
| Price | £300,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Last sold | £330,000 Dec 2023 |

## Description

Location Location Location!! Sat proudly within the heart of the beautiful and affluent village of Mossley, this semi detached property for sale with no onward chain has undergone a beautiful transformation in recent years and offers stunning internal space across both floors, plus a very useable loft space accessed by stairs from the first floor landing. To the front is a block paved driveway affording wonderful kerb appeal. Whilst the rear enjoys the most stunning gardens that must be seen to be believed! The internal accommodation is all fantastic but of particular note is the dining kitchen, a stylish room with masses of natural light, fully fitted for busy family life. There's even a useful WC/shower room to the side, ideal for busy living!

However you choose to live in this wonderful home it will forever be surrounded by beautiful countryside, great village amenities, great commuter links (road and rail) and of course, the ever popular Mossley C of E Primary School.

Call the friendly Mossley experts here at Chris Hamriding Estate Agents to find out more and book yourself that all important viewing!

EPC Rating: C**Lounge** 

Dimensions: 4.15 x 3.60 (13'7" x 11'9"). 

**Stylish dining kitchen** 

Dimensions: 5.16 x 2.65 & 2.78 x 2.12 (16'11" x 8'8" & 9'1" x . 

**Bedroom one** 

Dimensions: 4.07 x 3.64 (13'4" x 11'11"). 

**Bedroom two** 

Dimensions: 3.47 x 2.65 (11'4" x 8'8"). 

**Bedroom three** 

Dimensions: 1.95 x 1.78 (6'4" x 5'10"). 

**Loft space with skylights** 

Dimensions: 3.97 x 2.95 (13'0" x 9'8"). 

**Garden** 

Gardens front & rear

## Property Photos

- ![DSC_5509-DSC_5513.jpg](/listings/photos/171242105/115292) - DSC_5509-DSC_5513.jpg
- ![DSC_5484-DSC_5488.jpg](/listings/photos/171242105/115293) - DSC_5484-DSC_5488.jpg
- ![DSC_5424-DSC_5428.jpg](/listings/photos/171242105/115294) - DSC_5424-DSC_5428.jpg
- ![DSC_5429-DSC_5433.jpg](/listings/photos/171242105/115295) - DSC_5429-DSC_5433.jpg
- ![DSC_5359-DSC_5363.jpg](/listings/photos/171242105/115296) - DSC_5359-DSC_5363.jpg
- ![DSC_5389-DSC_5393.jpg](/listings/photos/171242105/115297) - DSC_5389-DSC_5393.jpg
- ![DSC_5399-DSC_5403.jpg](/listings/photos/171242105/115298) - DSC_5399-DSC_5403.jpg
- ![DSC_5384-DSC_5388.jpg](/listings/photos/171242105/115299) - DSC_5384-DSC_5388.jpg
- ![DSC_5374-DSC_5378.jpg](/listings/photos/171242105/115300) - DSC_5374-DSC_5378.jpg
- ![DSC_5504-DSC_5508.jpg](/listings/photos/171242105/115301) - DSC_5504-DSC_5508.jpg
- ![DSC_5379-DSC_5383.jpg](/listings/photos/171242105/115302) - DSC_5379-DSC_5383.jpg
- ![DSC_5394-DSC_5398.jpg](/listings/photos/171242105/115303) - DSC_5394-DSC_5398.jpg
- ![DSC_5409-DSC_5413.jpg](/listings/photos/171242105/115304) - DSC_5409-DSC_5413.jpg
- ![DSC_5414-DSC_5418.jpg](/listings/photos/171242105/115305) - DSC_5414-DSC_5418.jpg
- ![DSC_5434-DSC_5438.jpg](/listings/photos/171242105/115306) - DSC_5434-DSC_5438.jpg
- ![DSC_5439-DSC_5443.jpg](/listings/photos/171242105/115307) - DSC_5439-DSC_5443.jpg
- ![DSC_5444-DSC_5448.jpg](/listings/photos/171242105/115308) - DSC_5444-DSC_5448.jpg
- ![DSC_5459-DSC_5463.jpg](/listings/photos/171242105/115309) - DSC_5459-DSC_5463.jpg
- ![DSC_5454-DSC_5458.jpg](/listings/photos/171242105/115310) - DSC_5454-DSC_5458.jpg
- ![DSC_5464-DSC_5468.jpg](/listings/photos/171242105/115311) - DSC_5464-DSC_5468.jpg
- ![DSC_5449-DSC_5453.jpg](/listings/photos/171242105/115312) - DSC_5449-DSC_5453.jpg
- ![DSC_5469-DSC_5473.jpg](/listings/photos/171242105/115313) - DSC_5469-DSC_5473.jpg
- ![DSC_5474-DSC_5478.jpg](/listings/photos/171242105/115314) - DSC_5474-DSC_5478.jpg
- ![DSC_5494-DSC_5498.jpg](/listings/photos/171242105/115315) - DSC_5494-DSC_5498.jpg
- ![DSC_5499-DSC_5503.jpg](/listings/photos/171242105/115316) - DSC_5499-DSC_5503.jpg

## Floorplans

- ![All](/listings/photos/171242105/115317) - All

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 86 BOUNDARY LANE, CONGLETON, CHESHIRE EAST, CW12 3JA | £330,000 | 08/12/2023 | Semi-detached |
| 86 BOUNDARY LANE, CONGLETON, CHESHIRE EAST, CW12 3JA | £320,000 | 21/11/2022 | Semi-detached |
| 86 BOUNDARY LANE, CONGLETON, CHESHIRE EAST, CW12 3JA | £168,000 | 01/09/2016 | Semi-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 |
|---------|-------|------|------|
| 8 MAXWELL ROAD, MOSSLEY, CONGLETON, CHESHIRE EAST, CW12 3HY | £355,000 | 19/01/2026 | Semi-detached |
| 96 BOUNDARY LANE, CONGLETON, CHESHIRE EAST, CW12 3JF | £210,000 | 06/01/2026 | Semi-detached |
| 1H BOUNDARY LANE, CONGLETON, CHESHIRE EAST, CW12 3HZ | £220,000 | 14/11/2025 | Semi-detached |
| [Same street] 42 BOUNDARY LANE, CONGLETON, CHESHIRE EAST, CW12 3JA | £265,000 | 17/12/2024 | Detached |
| [Same street] 50A BOUNDARY LANE, CONGLETON, CHESHIRE EAST, CW12 3JA | £380,000 | 08/11/2024 | Detached |
| [Same street] 9 BOUNDARY LANE, CONGLETON, CHESHIRE EAST, CW12 3JA | £255,000 | 30/10/2024 | Semi-detached |
| [Same street] 39 BOUNDARY LANE, CONGLETON, CHESHIRE EAST, CW12 3JA | £380,000 | 30/11/2023 | Detached |
| [Same street] 70 BOUNDARY LANE, CONGLETON, CHESHIRE EAST, CW12 3JA | £318,000 | 13/10/2023 | Semi-detached |
| [Same street] GREYSTONES BOUNDARY LANE, CONGLETON, CHESHIRE EAST, CW12 3JA | £685,000 | 12/05/2023 | Detached |
| 104 BOUNDARY LANE, CONGLETON, CHESHIRE EAST, CW12 3JF | £220,000 | 04/04/2023 | Semi-detached |
| 85 LEEK ROAD, MOSSLEY, CONGLETON, CHESHIRE EAST, CW12 3HX | £385,000 | 09/11/2022 | Semi-detached |
| 19 TRINITY PLACE, CONGLETON, CHESHIRE EAST, CW12 3JB | £240,000 | 28/10/2022 | Semi-detached |
| 33 SOUTHLANDS ROAD, CONGLETON, CHESHIRE EAST, CW12 3JY | £245,000 | 03/10/2022 | Semi-detached |
| 30 DOREEN AVENUE, CONGLETON, CHESHIRE EAST, CW12 3JE | £240,000 | 23/09/2022 | Semi-detached |
| 2 DOREEN AVENUE, CONGLETON, CHESHIRE EAST, CW12 3JE | £250,000 | 02/09/2022 | Semi-detached |
| 3 SOUTHLANDS ROAD, CONGLETON, CHESHIRE EAST, CW12 3JY | £260,000 | 17/08/2022 | Semi-detached |
| 92 BOUNDARY LANE, CONGLETON, CHESHIRE EAST, CW12 3JF | £300,000 | 01/06/2022 | Semi-detached |
| [Same street] 66 BOUNDARY LANE, CONGLETON, CHESHIRE EAST, CW12 3JA | £290,000 | 18/05/2022 | Detached |
| [Same street] 78 BOUNDARY LANE, CONGLETON, CHESHIRE EAST, CW12 3JA | £350,000 | 29/04/2022 | Detached |
| 24 LEEK ROAD, MOSSLEY, CONGLETON, CHESHIRE EAST, CW12 3HU | £330,000 | 17/12/2021 | Semi-detached |
| 14 TRINITY PLACE, CONGLETON, CHESHIRE EAST, CW12 3JB | £240,500 | 14/12/2021 | Semi-detached |
| 25 TRINITY PLACE, CONGLETON, CHESHIRE EAST, CW12 3JB | £235,000 | 25/10/2021 | Semi-detached |
| 2 SOUTHLANDS ROAD, CONGLETON, CHESHIRE EAST, CW12 3JY | £220,000 | 28/09/2021 | Semi-detached |
| 63 LEEK ROAD, MOSSLEY, CONGLETON, CHESHIRE EAST, CW12 3HX | £246,000 | 20/09/2021 | Semi-detached |
| 21 DOREEN AVENUE, CONGLETON, CHESHIRE EAST, CW12 3JE | £205,000 | 28/06/2021 | Semi-detached |
| 35 LEEK ROAD, MOSSLEY, CONGLETON, CHESHIRE EAST, CW12 3HU | £320,000 | 25/06/2021 | Semi-detached |
| 1 TRINITY PLACE, CONGLETON, CHESHIRE EAST, CW12 3JB | £251,000 | 21/06/2021 | Semi-detached |

**Street average:** £365,375 (8 sales)
**Area average:** £261,711 (19 sales)

## Price vs local average

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

- **Local average:** £259,877 (65 Semi-detached, CW12, 2024–2026)
- **Deviation:** +15.4%

## 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 |
|------|------|------|------|------|
| [Boundary Lane, Congleton](http://87.117.209.195:8080/listings/5b678eb) | £1,350/mo | 3 | 0 miles | Rightmove |
| [Canal Road, Congleton, CW12](http://87.117.209.195:8080/listings/5f94ea5) | £1,300/mo | 3 | 0.68 miles | Rightmove |
| [Moss Road, Astbury, CW12](http://87.117.209.195:8080/listings/94bcc99) | £1,500/mo | 3 | 0.71 miles | Rightmove |
| [Southbank Grove, Congleton](http://87.117.209.195:8080/listings/205a4fb) | £1,100/mo | 3 | 0.96 miles | Rightmove |
| [Dobson Way, Congleton, CW12](http://87.117.209.195:8080/listings/bef992e) | £2,200/mo | 3 | 2.01 miles | Rightmove |
| [Congleton, Staffordshire](http://87.117.209.195:8080/listings/d9636ca) | £2,000/mo | 3 | 2.22 miles | Rightmove |
| [Ormiston Way, Congleton](http://87.117.209.195:8080/listings/05e7379) | £1,495/mo | 3 | 2.7 miles | Rightmove |
| [Burgess Place, Congleton, CW12](http://87.117.209.195:8080/listings/4cadafa) | £1,400/mo | 3 | 2.7 miles | Rightmove |
| [Loachbrook Farm Way, Congleton, CW12](http://87.117.209.195:8080/listings/7973c23) | £1,300/mo | 3 | 2.88 miles | Rightmove |
| [Wallhill Lane, Brownlow, CW12](http://87.117.209.195:8080/listings/3894533) | £1,500/mo | 3 | 2.98 miles | Rightmove |

**Average rent: £1,515/mo (10 listings)**

## 1% Rule

- **Rent ratio:** 0.48% (weak for cashflow)
- **Max investor price (0.8%):** £181,000
- **Target investor price (1%):** £144,800

*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 £1,448/mo).*

- **Gross yield:** 5.8%
- **Cost-to-rent:** 17.3×
- **Monthly cashflow:** £97/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.3%

*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).*

## Capital growth trend

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

- **5y growth:** 23.7%
- **10y growth:** 52.8%

## House Price Index (HM Land Registry)

*Official index for Cheshire East; Semi-detached series; as of March 2026.*

- **1y growth (index):** 2.3%
- **5y growth (index):** 25.2%
- **10y growth (index):** 56.5%

## 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)