# 3 bedroom detached house for sale (CW4 8NP) ## Property Details | Key | Value | |-----|-------| | Address | THE BEECHES, HARRISON DRIVE, CREWE, GOOSTREY, CHESHIRE CW4 8NP | | Price | £850,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Construction age | England and Wales: 1976-1982 | | Floor area | 187 m² | | Last sold | £355,000 Sep 2003 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 08/06/2036 - **Current heating cost:** £2,020/year - **Est. upgrade cost to C:** £25,883 ### Recommendations - B (£900 - £1,500) - W1 (£5,000 - £10,000) - W2 (£5,000 - £10,000) - E (£630 - £735) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0380-2521-9660-2306-8345) ## Description Occupying a generous plot on a highly sought-after and prestigious Goostrey road, The Beeches is a beautifully maintained detached family home offering spacious and versatile accommodation with a total floor area extending to approximately 2,437 sq ft. Enjoying attractive open field views to the front and a wonderful sense of privacy to the rear, this much-loved home has been carefully cared for over the years and presents an excellent opportunity for buyers seeking space, flexibility and a superb semi-rural setting. The bright and welcoming accommodation is arranged over two floors and is perfectly suited to modern family living. The ground floor comprises a spacious lounge with bay window, separate dining room, large breakfast kitchen opening to a conservatory, utility room, study and WC. The integral double garage offers excellent storage and potential for further adaptation, subject to any necessary consents. To the first floor, the principal bedroom benefits from a dressing room and en-suite shower room, whilst two further generous double bedrooms are served by a family bathroom. The flexible layout offers scope for home working, hobbies or future reconfiguration to suit individual requirements. Externally, the property enjoys a substantial plot with a deep frontage, extensive driveway parking for several vehicles, an attached double garage and an additional car port to the side. To the rear, the beautifully enclosed garden is a particular feature, bordered by mature hedging to provide excellent privacy and a wonderful environment for entertaining, relaxing in the sunshine or family life. The location is equally appealing. A picturesque lake, accessible via annual membership, is just a few minutes' stroll away and offers a lovely circular walk. The property is conveniently positioned for Knutsford, Holmes Chapel and the motorway network, whilst benefiting from access to the highly regarded Goostrey Primary School and a selection of popular independent schools within easy reach. EPC Rating: D ## Property Photos - ![Photo](/listings/photos/89843004/700908) - ![Photo](/listings/photos/89843004/700909) - ![Photo](/listings/photos/89843004/700910) - ![Photo](/listings/photos/89843004/700911) - ![Photo](/listings/photos/89843004/700912) - ![Photo](/listings/photos/89843004/700913) - ![Photo](/listings/photos/89843004/700914) - ![Photo](/listings/photos/89843004/700915) - ![Photo](/listings/photos/89843004/700916) - ![Photo](/listings/photos/89843004/700917) - ![Photo](/listings/photos/89843004/700918) - ![Photo](/listings/photos/89843004/700919) - ![Photo](/listings/photos/89843004/700920) - ![Photo](/listings/photos/89843004/700921) - ![Photo](/listings/photos/89843004/700922) - ![Photo](/listings/photos/89843004/700923) - ![Photo](/listings/photos/89843004/700924) - ![Photo](/listings/photos/89843004/700925) - ![Photo](/listings/photos/89843004/700926) - ![Photo](/listings/photos/89843004/700927) - ![Photo](/listings/photos/89843004/700928) - ![Photo](/listings/photos/89843004/700929) - ![Photo](/listings/photos/89843004/700930) - ![Photo](/listings/photos/89843004/700931) - ![Photo](/listings/photos/89843004/700932) - ![Photo](/listings/photos/89843004/700933) - ![Photo](/listings/photos/89843004/700934) - ![Photo](/listings/photos/89843004/700935) ## Floorplans - ![All](/listings/photos/89843004/700936) - All ## EPC Graphs - ![EPC 1](/listings/photos/89843004/700937) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | THE BEECHES HARRISON DRIVE, GOOSTREY, CREWE, VALE ROYAL, CHESHIRE, CW4 8NP | £355,000 | 30/09/2003 | 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] SPRUCE COTTAGE HARRISON DRIVE, GOOSTREY, CREWE, CHESHIRE WEST AND CHESTER, CW4 8NP | £675,000 | 16/10/2023 | Detached | | 33 MEADOW AVENUE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8LS | £320,000 | 17/11/2022 | Detached | | 5 BLACKBERRY GARDENS, GOOSTREY, CREWE, CHESHIRE WEST AND CHESTER, CW4 8FU | £750,000 | 31/08/2022 | Detached | | 24 MEADOW AVENUE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8LS | £330,000 | 29/07/2022 | Detached | | 3 WOOD LANE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8NE | £475,000 | 21/07/2022 | Detached | | 25 FOREST AVENUE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8LU | £315,000 | 14/02/2022 | Detached | | 34 LEA AVENUE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8LT | £280,000 | 15/12/2021 | Detached | | 30 LEA AVENUE, GOOSTREY, CREWE, CHESHIRE EAST, CW4 8LT | £300,000 | 26/11/2021 | Detached | **Street average:** £675,000 (1 sale) **Area average:** £395,714 (7 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £602,303 (37 Detached, CW4, 2024–2026) - **Deviation:** +41.1% ## Rental Range *ONS Price Index of Private Rents (Cheshire West and Chester). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £883/mo - **Realistic:** £981/mo - **Optimistic:** £1,079/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 | |------|------|------|------|------| | [Eden Grove, Holmes Chapel](http://87.117.209.195:8080/listings/65fc86b) | £1,450/mo | 3 | 2.41 miles | Rightmove | **Average rent: £1,450/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.17% (weak for cashflow) - **Max investor price (0.8%):** £181,250 - **Target investor price (1%):** £145,000 *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 £1,450/mo).* - **Gross yield:** 2% - **Cost-to-rent:** 48.9× - **Monthly cashflow:** £-2,067/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -10.1% *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:** £4,545/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 58.2% - **10y growth:** 50.2% ## House Price Index (HM Land Registry) *Official index for Cheshire West and Chester; Detached series; as of May 2026.* - **1y growth (index):** 5.5% - **5y growth (index):** 22.2% - **10y growth (index):** 48.5% ## 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)