# 6 bedroom detached house for sale (CW4 8JR)

## Property Details

| Key | Value |
|-----|-------|
| Address | The Ponds, Main Road, Goostrey, Cheshire East, CW4 8JR |
| Price | £2,100,000 |

## Description

The Ponds is a masterclass in considered design: a contemporary home Goostrey can be genuinely proud of, built in 2015/16 to the exacting standards of a single owner-occupier and offered to the market for the first time. Extending to 5,301 sq ft across three thoughtfully configured floors, this luxury property in Cheshire ranks among the finest of its era: blending bold architectural form with the warmth of hand-selected natural materials, the latest smart-home technology, and a setting that rewards at every hour of the day.

Set behind electric timber gates on a plot of 0.83 acres, this 6 bedroom detached house commands long south-facing views across its own landscaped grounds to open Cheshire countryside beyond. The result is a home that is simultaneously impressive and deeply liveable.

KITCHEN AND GROUND FLOOR

The heart of the home is am award winning open-plan kitchen, dining and living space running the full width of the rear elevation. The kitchen is a bespoke commission by Hetherington Newman, anchored by a dramatic brass breakfast bar and fitted with the very best appliances: a Gaggenau suite, a Mercury range, and a Quooker boiling-water tap. A hand-forged pot rack hangs above the central island, and the entire space opens to the south terrace through sliding glazed doors, dissolving the boundary between inside and out.

Ted Todd engineered oak flooring runs throughout the ground floor, tying together the dining room, a generous formal reception, and a separate sitting room — each one benefiting from Control4 whole-house audio that allows music and ambience to be managed from a single point of control. A dedicated media room, fitted with a high-definition projector and full surround sound, completes the entertaining offer. A large utility and cloakroom lead to the double garage with internal access.

The entrance hall sets the tone immediately: galleried to first-floor level, it is framed by an imposing staircase of solid oak and hand-crafted wrought iron, finished to a standard rarely seen outside of bespoke architecture.

PRINCIPAL SUITE AND UPPER FLOORS

The principal suite is an accommodation of genuine distinction, spanning two floors of its own dedicated wing. A private staircase leads from the first-floor bedroom — complete with dressing room and a bathroom finished in Porcelanosa stone — up to a private south-facing roof terrace, where open views across the gardens and surrounding fields make for a genuinely extraordinary start and end to the day.

Five further double bedrooms are distributed across the first and second floors, each served by an en suite or private bathroom, and each finished to the same high specification found throughout. The second floor also provides flexible space suitable for additional guest accommodation, a home office, or a playroom — a versatility that makes this property appropriate for a wide range of buyers.

GARDENS AND GROUNDS

The plot of 0.83 acres is as carefully designed as the house itself. A broad stone terrace runs the full width of the rear elevation, giving directly onto the lawn and providing natural space for entertaining on any scale. An outdoor kitchen — equipped with a wood-fired pizza oven and gas BBQ — is positioned to take advantage of the southerly aspect, sheltered and functional in all but the very worst weather.

Beyond the terrace, the gardens open into a mature orchard and a productive kitchen garden with striking corten steel raised beds, raised pathways, and an established soft-fruit section. The grounds are bordered by established hedging and mature planting, providing complete privacy while preserving the long countryside views.

LOCATION

Goostrey is one of mid-Cheshire's most sought-after villages, offering a strong sense of community alongside excellent practical amenities. The village itself hosts a primary school, a pub, and direct rail access: Goostrey station provides services to Manchester Piccadilly in under 35 minutes and to Crewe in approximately 15 minutes, making The Ponds a highly practical base for professionals commuting to either city.

The nearby market town of Knutsford provides a wider range of independent shops, restaurants, and leisure facilities, while Manchester Airport is within 20 minutes by car. The area is well served by outstanding schools in both the state and independent sectors, including The Grange School in Hartford and The King's School in Macclesfield.

## Property Photos

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## EPC Graphs

- ![EPC 1](/listings/photos/88269657/350934) - EPC 1

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 23 WILLOW LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8PP | £625,000 | 05/12/2025 | Detached |
| 21 WOODLANDS DRIVE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8JH | £381,000 | 19/03/2025 | Detached |
| 18 WILLOW LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8PP | £722,000 | 20/12/2022 | Detached |
| 140 MAIN ROAD, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8JR | £540,000 | 18/11/2022 | Detached |
| 14 WILLOW LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8PP | £505,000 | 23/09/2022 | Detached |
| 4 THE ACREAGE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8JY | £705,000 | 21/09/2022 | Detached |
| 7 SHEARBROOK LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8PR | £800,000 | 05/08/2022 | Detached |
| 19 WILLOW LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8PP | £620,000 | 08/07/2022 | Detached |
| 2 FAIRWAY DRIVE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8GG | £750,000 | 24/06/2022 | Detached |
| 24 WOODLANDS DRIVE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8JH | £410,000 | 07/12/2021 | Detached |
| 81 MAIN ROAD, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8JP | £903,000 | 03/12/2021 | Detached |
| 4 WILLOW LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8PP | £600,250 | 14/09/2021 | Detached |
| 128 MAIN ROAD, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8JR | £150,000 | 27/07/2021 | Detached |
| 14 SHEARBROOK LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8PR | £520,000 | 25/06/2021 | Detached |

**Area average:** £587,946 (14 sales)

## Price vs local average

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

- **Local average:** £644,740 (31 Detached, CW4, 2024–2026)
- **Deviation:** +225.7%

## 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 South Cheshire (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| [Holly Close, Holmes Chapel](http://87.117.209.195:8080/listings/36861fa) | £1,795/mo | 4 | 1.65 miles | Rightmove |
| [Dee Avenue, Holmes Chapel, Crewe, Cheshire, CW4](http://87.117.209.195:8080/listings/7bcf173) | £1,400/mo | 3 | 2.1 miles | Rightmove |

**Average rent: £1,598/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.08% (weak for cashflow)
- **Max investor price (0.8%):** £199,750
- **Target investor price (1%):** £159,800

*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 £1,598/mo).*

- **Gross yield:** 0.9%
- **Cost-to-rent:** 109.5×
- **Monthly cashflow:** £-6,857/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -13.5%

*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:** 50%
- **10y growth:** 81.1%

## 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)