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Ettiley Heath market report CW11 1, Sandbach
The CW11 1 (Ettiley Heath) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 4,587 HM Land Registry entries for CW11 1 (Sandbach), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the typical home in CW11 1 (Sandbach) sold for £318,500 in 2026, the median of 34 registered sales, up 35% on five years earlier. The mean was £359,100, and by floor area homes here have averaged about £3,110 per square metre over the last five years. The figures cover 4,587 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
CW11 1 is one sector of CW11 (Sandbach): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where CW11 1 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What buyers actually paid in CW11 1
Across 34 registered 2026 sales, the typical (median) CW11 1 home went for £318,500. The mean is £359,100, somewhat above it, as happens wherever a market carries an expensive tail.
Price per square metre in CW11 1
Averaged across five years of sales, floor space in CW11 1 costs about £3,110 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
Against a national (England and Wales) median of £285,000, CW11 1 runs 12% above it.
CW11 1's median sold price, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £318,500 | £318,500 | 34 |
| 2025 | £274,000 | £280,552 | 148 |
| 2024 | £260,100 | £276,540 | 117 |
| 2023 | £245,000 | £269,195 | 129 |
| 2022 | £240,000 | £281,427 | 125 |
| 2021 | £235,200 | £297,794 | 144 |
| 2020 | £244,500 | £317,244 | 110 |
| 2019 | £230,000 | £301,475 | 164 |
| 2018 | £257,400 | £343,119 | 190 |
| 2017 | £225,000 | £306,877 | 223 |
| 2016 | £230,000 | £321,772 | 208 |
| 2015 | £188,500 | £266,351 | 120 |
| 2014 | £178,200 | £252,808 | 122 |
| 2013 | £165,200 | £237,706 | 116 |
| 2012 | £162,200 | £238,738 | 116 |
| 2011 | £191,700 | £289,393 | 96 |
| 2010 | £169,000 | £265,036 | 114 |
| 2009 | £158,900 | £255,433 | 76 |
| 2008 | £165,000 | £270,470 | 89 |
| 2007 | £174,500 | £296,001 | 176 |
| 2006 | £163,500 | £283,815 | 202 |
| 2005 | £150,000 | £266,940 | 130 |
| 2004 | £140,000 | £254,267 | 184 |
| 2003 | £115,000 | £211,858 | 154 |
| 2002 | £94,000 | £176,860 | 195 |
| 2001 | £80,000 | £153,796 | 161 |
| 2000 | £72,000 | £141,300 | 173 |
| 1999 | £64,200 | £127,947 | 153 |
| 1998 | £66,000 | £133,226 | 182 |
| 1997 | £58,000 | £118,946 | 185 |
| 1996 | £56,500 | £119,156 | 141 |
| 1995 | £57,700 | £125,431 | 110 |
In cash terms the typical CW11 1 home went from £57,700 in 1995 to £318,500 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 154%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2018. The market now sits about 7% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the CW11 1 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2003 (+22.3% on the year before); the weakest, 2012 (−15.4%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +16.2% | +13.5% |
| 5 years (since 2021) | +6.3% | +1.4% |
| 10 years (since 2016) | +3.3% | −0.1% |
| 20 years (since 2006) | +3.4% | +0.6% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
The turnover behind the prices
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
CW11 1 recorded 34 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 172 sales a year before the financial crisis and 111 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
Reading the CW11 1 market
Only 34 sales completed here in the last twelve months of data, which makes CW11 1 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Against the CW11 district median, CW11 1 sits 20% higher, marking it as a dearer pocket of the district.
Rents around CW11 1
The local authority for CW11 1 is Cheshire East, and its ONS average private rent currently stands at £979 a month (May 2026 figures). A one-bed averages £692 a month here and a four-or-more-bed £1,603, so size does most of the work in setting the rent.
Average monthly rent by size, Cheshire East
ONS Price Index of Private Rents, May 2026.
£979 a month is £11,748 a year, which against the £318,500 median sold price makes a gross yield of 3.7%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
What people ask about CW11 1 (Ettiley Heath)
Is CW11 1 (Ettiley Heath) a good place to buy a house?
How much did a house sell for in CW11 1 (Ettiley Heath)?
Are property prices falling in CW11 1 (Ettiley Heath)?
What happens to CW11 1 prices now?
That question has no honest answer, only evidence. The evidence: the median is up 35% over five years in cash and up 7% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What is for sale in CW11 right now
Turning to what is actually available: 104 homes on the market right now, from 5 agents publishing to HomesIndex.
These cover the whole CW11 district, not just CW11 1: live asking prices are collected per district.
38% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
- Chapelmere Close, Sandbach, CW11, Sandbach
- Rutland Close, Ettiley Heath, Sandbach, CW11, Sandbach
- Forge Fields, Sandbach, CW11, Sandbach
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every CW11 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
The price of an extra bedroom in CW
What homes of each size actually sold for across the CW area, from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £260,000 | £365,000 (+40%) | £550,000 (+51%) | £788,000 (+43%) |
| Semi-detached | £175,000 | £205,000 (+17%) | £258,000 (+26%) | £362,495 (+41%) | £515,000 (+42%) |
| Terraced | £147,000 | £160,000 (+9%) | £190,000 (+19%) | £280,000 (+47%) | £545,000 (+95%) |
| Flat | £115,000 | £140,000 (+22%) | £190,000 (+36%) | — | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the CW area is the point: the same five years treated these districts very differently.
Five-year change in the median, CW area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in CW11
A few minutes' walk can separate two very different markets. Here are CW11's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| CW11 2 | £292,500 | 14 |
| CW11 3 | £263,500 | 58 |
| CW11 4 | £265,000 | 64 |
Zoom out to the full CW11 district report for the type split, monthly volumes and how CW11 compares with its neighbours.
Before you sell in CW11 1: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in CW11 1, use the average prices map for a rough value: zoom from CW11 1's shading down to the sold homes on your own street. The figures above are every recorded CW11 1 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim CW11 1.
Keep digging
Behind the answers sits the same Land Registry record as this page, with CW11 1 already set as the subject. Free, one click sign in.
See every individual CW11 1 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.