# High street retail property for sale (CW11 1GT)

## Property Details

| Key | Value |
|-----|-------|
| Address | 11 WELLES STREET, SANDBACH, CHESHIRE EAST CW11 1GT |
| Price | £125,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £127,500 Jul 2021 |

## Description

This commercial property is prominently located within Sandbach Town Centre and is a good investment opportunity, generating an income from a well regarded local beauty business.

**Agents Remarks** - The property comprises of ground floor accommodation including a main open-plan room (reception and treatment area), storage room, kitchen and 2 first floor rooms (currently utilised as treatment rooms), separate WC/Washroom.

The well presented interior is in excellent condition throughout and should be viewed for full appreciation (viewing strictly by appointment with Stephenson Browne).

An excellent trading location within a bustling and lively town centre. The current tenant has a rolling 3 month tenancy and would like to extend with the new owner, if possible.

**Ground Floor** - 

**Open-Plan Reception Room** - 7.70m x 3.35m (25'3 x 11') - Large multi-panelled sash front window, wall mounted electric storage heaters, wood effect flooring, ceiling light points, staircase ascending to the First Floor.

**Store Room** - 2.13m x 2.08m (7' x 6'10) - UPVc double glazed window to the side, wall mounted electric heater, wood effect flooring, ceiling light point.

**Kitchen** - 3.61m x 2.08m (11'10 x 6'10) - Fitted with a good range of modern white fronted wall and base units, space for appliances, sink unit and mixer tap, space for stools, UPVc double glazed window and door to the side.

**First Floor** - 

**Landing** - Wood effect flooring, ceiling light point.

**Room One** - 3.35m x 2.82m (11' x 9'3) - Window to front, electric heater, ceiling light point, wood effect flooring.

**Room Two** - 4.93m x 1.42m (16'2 x 4'8) - UPVc double glazed window to the rear, wall mounted electric heater, ceiling light point.

**Wc / Wash Room** - 2.29m x 2.08m (7'6 x 6'10) - Modern suite comprises; WC, vanity wash basin with cupboard below, UPVc double glazed window, built in cupboard, slate effect flooring, beam ceiling.

**Outside** - The property has immediate frontage to the pavement at the front.

To the rear there is a small yard and a gate providing access to the side.

## Property Photos

- ![FRONT.jpg](/listings/photos/69782462/616730) - FRONT.jpg
- ![OPEN PLAN GROUND FLOOR.jpg](/listings/photos/69782462/616731) - OPEN PLAN GROUND FLOOR.jpg
- ![GROUND FLOOR.jpg](/listings/photos/69782462/616732) - GROUND FLOOR.jpg
- ![RECEPTION AREA.jpg](/listings/photos/69782462/616733) - RECEPTION AREA.jpg
- ![TREATMENT AREA GROUND FLOOR.jpg](/listings/photos/69782462/616734) - TREATMENT AREA GROUND FLOOR.jpg
- ![STORE ROOM.jpg](/listings/photos/69782462/616735) - STORE ROOM.jpg
- ![KITCHEN.jpg](/listings/photos/69782462/616736) - KITCHEN.jpg
- ![LANDING.jpg](/listings/photos/69782462/616737) - LANDING.jpg
- ![FIRST FLOOR ROOM 2.jpg](/listings/photos/69782462/616738) - FIRST FLOOR ROOM 2.jpg
- ![WC WASHROOM.jpg](/listings/photos/69782462/616739) - WC WASHROOM.jpg

## Floorplans

- ![11WELLESSTREET-print.JPG](/listings/photos/69782462/616740) - 11WELLESSTREET-print.JPG

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11 WELLES STREET, SANDBACH, CHESHIRE EAST, CW11 1GT | £127,500 | 19/07/2021 | Terraced |
| 11 WELLES STREET, SANDBACH, CHESHIRE EAST, CW11 1GT | £125,000 | 01/02/2018 | Terraced |
| 11 WELLES STREET, SANDBACH, CHESHIRE EAST, CW11 1GT | £39,000 | 18/02/2002 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 10 - 12 HIGHTOWN, SANDBACH, CHESHIRE EAST, CW11 1AE | £245,000 | 07/04/2025 | Other |
| 60 GREEN STREET, SANDBACH, CHESHIRE EAST, CW11 1GX | £285,000 | 08/12/2023 | Other |
| [Same street] RING O BELLS, 17 WELLES STREET, SANDBACH, CHESHIRE EAST, CW11 1GT | £210,000 | 03/04/2023 | Other |
| LEA HOUSE, 5 MIDDLEWICH ROAD, SANDBACH, CHESHIRE EAST, CW11 1XR | £526,500 | 18/08/2022 | Other |
| 9 GREEN STREET, SANDBACH, CHESHIRE EAST, CW11 1GX | £95,000 | 03/08/2022 | Other |
| [Same street] 12 WELLES STREET, SANDBACH, CHESHIRE EAST, CW11 1GT | £145,000 | 21/01/2022 | Other |
| THE OLD PRINTERS WESLEY AVENUE, SANDBACH, CHESHIRE EAST, CW11 1DG | £2,872,297 | 08/10/2021 | Other |
| THE OLD PRINTERS WESLEY AVENUE, SANDBACH, CHESHIRE EAST, CW11 1DG | £2,383,600 | 08/10/2021 | Other |
| [Same street] 9 WELLES STREET, SANDBACH, CHESHIRE EAST, CW11 1GT | £92,000 | 05/07/2021 | Other |

**Street average:** £149,000 (3 sales)
**Area average:** £1,067,900 (6 sales)

## Price vs local average

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

- **Local average:** £394,333 (3 Other, CW11, 2024–2026)
- **Deviation:** -68.3%

## 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):** £573/mo

## 1% Rule

- **Rent ratio:** 0.78% (weak for cashflow)
- **Max investor price (0.8%):** £121,875
- **Target investor price (1%):** £97,500

*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 Area rent estimate.*

## 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)