# 3 bedroom barn conversion for sale (CW11 3QH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 1, SPARROW GROVE BARNS, DRAGONS LANE, SANDBACH, MOSTON, CHESHIRE EAST CW11 3QH |
| Price | £500,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Construction age | England and Wales: 2012 onwards |
| Floor area | 116 m² |
| Last sold | £300,000 Jul 2016 |

## EPC Rating & Upgrade Cost

- **Current rating:** F
- **Potential rating:** B
- **Expiry date:** 02/12/2035
- **Current heating cost:** £2,058/year
- **Est. upgrade cost to C:** £39,300

### Recommendations
- A2 (£900 - £1,200)
- Q (£7,500 - £11,000)
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)
- V2 (£5,000 - £20,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/1135-2122-3509-0507-7206)

## Description

A stunning three-bedroom barn conversion set within an exclusive development of just four homes, enjoying a picturesque rural position on the outskirts of Sandbach. Surrounded by open countryside, the property boasts beautiful views across rolling fields and a tranquil fishing lake, offering a peaceful and highly sought-after setting.

Accessed via a long private driveway, this charming home combines character with modern living. The well-proportioned accommodation is presented in excellent decorative order and finished to a high specification throughout, featuring oak pre-finished internal doors, vaulted ceilings and exposed beams that enhance its unique appeal.

The ground floor briefly comprises an inviting entrance lobby with cloakroom, a spacious and comfortable living room, and an impressive open-plan kitchen diner ideal for both everyday living and entertaining. To the first floor are three bedrooms, including a principal bedroom with en suite shower room, alongside a stylish family bathroom.

Externally, the property benefits from allocated parking for up to four vehicles, a detached garage within a separate block, and a generous rear garden mainly laid to lawn with a stone patio—perfect for enjoying the stunning outlook.

Located in the charming parish of Moston, the property is just a short distance from the thriving market town of Sandbach, offering an excellent range of amenities, independent shops, eateries and regular markets. The area is well served by highly regarded schools and superb transport links, including easy access to the M6, Sandbach and Crewe railway stations, and Manchester Airport within a 40-minute drive—making this an ideal home for commuters seeking a rural lifestyle without compromise.

**Lobby** - 4.98 x 2.33 (16'4" x 7'7") - Understairs storage cupboard.

**Cloakroom** - 1.91 x 1.13 (6'3" x 3'8") - 

**Living Room** - 4.65 x 3.91 (15'3" x 12'9") - 

**Kitchen Diner** - 4.98 x 4.83 (16'4" x 15'10") - A range of wall and base units with contrasting work surface over. Inset oven and grill, five ring gas hob, integrated dishwasher and fridge freezer, breakfast bar. Space for a large dining table.

**Landing** - 3.3 x 2.77 (10'9" x 9'1") - With exposed beams and a storage cupboard.

**Bedroom One** - 4.62 x 3.89 (15'1" x 12'9") - 

**En-Suite** - 1.91 x 1.56 (6'3" x 5'1") - 

**Bedroom Two** - 4.04 x 2.82 (13'3" x 9'3") - 

**Bedroom Three** - 3.38 x 1.96 (11'1" x 6'5") - 

**Family Bathroom** - 2.33 x 1.68 (7'7" x 5'6") - 

**Garage** - 6.17 x 3.48 (20'2" x 11'5") - 

**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

- ![9e1c2cc1-IMG_2330-IMG_2332.jpg](/listings/photos/174824489/160998) - 9e1c2cc1-IMG_2330-IMG_2332.jpg
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- ![33.jpg](/listings/photos/174824489/161047) - 33.jpg
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- ![Sparrow Grove Barns.jpg](/listings/photos/174824489/161069) - Sparrow Grove Barns.jpg
- ![tlc_651c48f2-5894-46aa-8120-588954e6b315_10c582f.j](/listings/photos/174824489/161071) - tlc_651c48f2-5894-46aa-8120-588954e6b315_10c582f.j

## Floorplans

- ![Sparrow Grove Barns-high.jpg](/listings/photos/174824489/161074) - Sparrow Grove Barns-high.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/174824489/161077) - EE Rating
- ![EI Rating](/listings/photos/174824489/161079) - EI Rating
- ![EE Rating](/listings/photos/174824489/676438) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| SPARROW GROVE BARNS 1 DRAGONS LANE, MOSTON, SANDBACH, CHESHIRE EAST, CW11 3QH | £300,000 | 28/07/2016 | Terraced |

## Price vs local average

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

- **Local average:** £394,333 (3 Other, CW11, 2024–2026)
- **Deviation:** +26.8%

## 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).*

- **LHA floor (this property size):** £678/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 |
|------|------|------|------|------|
| [St. Oswalds Crescent, Sandbach, CW11](http://87.117.209.195:8080/listings/95b5c0b) | £1,500/mo | 3 | 3.83 miles | Rightmove |

**Average rent: £1,500/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.3% (weak for cashflow)
- **Max investor price (0.8%):** £187,500
- **Target investor price (1%):** £150,000

*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 £1,500/mo).*

- **Gross yield:** 3.6%
- **Cost-to-rent:** 27.8×
- **Monthly cashflow:** £-644/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.3%

*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).*

## Price per Square Metre

- **£/m²:** £4,310/m²

## House Price Index (HM Land Registry)

*Official index for Cheshire East; All dwelling types series; as of March 2026.*

- **1y growth (index):** 1.3%
- **5y growth (index):** 22.9%
- **10y growth (index):** 52.2%

## 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)