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Ettiley Heath market report CW11, Sandbach
The CW11 (Ettiley Heath) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 16,462 sales registered with HM Land Registry in CW11 (Sandbach) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: a typical CW11 (Sandbach) home changed hands for £266,200 in 2026 (median of 170 registered sales, up 11% on five years earlier), with the mean at £302,500, and by floor area homes here have averaged about £2,940 per square metre over the last five years. Source: 16,462 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
The postcode district CW11 covering Sandbach, Ettiley Heath, Elworth sits in Sandbach. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where CW11 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.
CW11 sold prices: where the market stands
170 sales were registered in CW11 in 2026, and the middle one of them, the median, went for £266,200. The mean works out at £302,500, modestly above it, the usual shape of a market with an expensive tail.
What a square metre costs in CW11
A square metre of CW11 home has cost about £2,940 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
The national median for England and Wales is £285,000, which puts CW11 7% below the country at large.
The price of a typical CW11 home, 1995 to 2026
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £266,200 | £266,200 | 170 |
| 2025 | £267,800 | £274,204 | 536 |
| 2024 | £270,000 | £287,065 | 423 |
| 2023 | £248,500 | £273,041 | 465 |
| 2022 | £260,200 | £305,114 | 618 |
| 2021 | £240,000 | £303,871 | 765 |
| 2020 | £237,500 | £308,161 | 574 |
| 2019 | £230,000 | £301,475 | 672 |
| 2018 | £235,000 | £313,259 | 722 |
| 2017 | £218,000 | £297,330 | 765 |
| 2016 | £207,000 | £289,595 | 649 |
| 2015 | £185,000 | £261,405 | 557 |
| 2014 | £185,000 | £262,455 | 486 |
| 2013 | £169,500 | £243,894 | 402 |
| 2012 | £162,500 | £239,180 | 307 |
| 2011 | £170,000 | £256,635 | 329 |
| 2010 | £155,200 | £243,394 | 299 |
| 2009 | £155,000 | £249,164 | 244 |
| 2008 | £167,000 | £273,748 | 238 |
| 2007 | £168,000 | £284,975 | 523 |
| 2006 | £161,000 | £279,475 | 578 |
| 2005 | £150,000 | £266,940 | 475 |
| 2004 | £145,000 | £263,348 | 600 |
| 2003 | £120,000 | £221,069 | 576 |
| 2002 | £90,000 | £169,334 | 681 |
| 2001 | £80,000 | £153,796 | 592 |
| 2000 | £69,000 | £135,413 | 581 |
| 1999 | £61,700 | £122,965 | 548 |
| 1998 | £67,500 | £136,254 | 564 |
| 1997 | £64,000 | £131,251 | 598 |
| 1996 | £60,000 | £126,537 | 486 |
| 1995 | £57,500 | £124,996 | 439 |
In cash terms the typical CW11 home went from £57,500 in 1995 to £266,200 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 113%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2018, and today's median remains roughly 15% under it: a 2018 buyer is still waiting to get that price back in today's money.
Year-on-year change in the CW11 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 (+33.3% on the year before); the weakest, 1999 (−8.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What CW11 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −0.6% | −2.9% |
| 5 years (since 2021) | +2.1% | −2.6% |
| 10 years (since 2016) | +2.5% | −0.8% |
| 20 years (since 2006) | +2.5% | −0.2% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 42% of the typed total. A detached home currently trades at £372,500 against £120,000 for a flat, 3.1 times the price.
Median by property type, CW11
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £372,500 | 66 | 6,910 |
| Semi-detached | £242,500 | 60 | 5,498 |
| Terraced | £230,000 | 37 | 3,442 |
| Flats | £120,000 | 7 | 612 |
How many homes change hands in CW11
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Month by month, five years back
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
CW11 recorded 388 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 576 sales a year before the financial crisis and 442 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
The rental side of CW11
CW11 falls under Cheshire East, where the ONS puts the average private rent 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.
Set against the £266,200 median sold price, £979 a month is £11,748 a year, a gross yield of 4.4%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
What people ask about CW11 (Ettiley Heath)
How much did a house sell for in CW11 (Ettiley Heath)?
Are property prices falling in CW11 (Ettiley Heath)?
Is CW11 (Ettiley Heath) a good place to buy a house?
What happens to CW11 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is up 11% over five years in cash but down 12% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What is for sale in CW11 right now
Everything above is what homes in CW11 sold for. Turning to what is actually available: 104 homes on the market right now, from 5 agents publishing to HomesIndex, at a typical asking price 13% above the CW11 median sold price.
38% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
- 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
Real sold prices by size across the CW area, straight 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
CW11 ranks 5 of 12 in the CW area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Winners and losers across the CW area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside CW11, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| CW11 1 | £318,500 | 34 |
| CW11 2 | £292,500 | 14 |
| CW11 3 | £263,500 | 58 |
| CW11 4 | £265,000 | 64 |
How CW11 compares nearby
Same city, different markets. The neighbouring districts of the CW area, dearest first:
| District | Median | 5-year |
|---|---|---|
| CW6 | £408,400 | -6% |
| CW4 | £400,000 | +14% |
| CW3 | £345,000 | +11% |
| CW5 | £295,000 | +5% |
| CW12 | £269,500 | +4% |
| CW11 (this report) | £266,200 | +11% |
| CW8 | £266,000 | +11% |
| CW10 | £255,000 | +24% |
| CW9 | £252,000 | +6% |
| CW2 | £230,500 | +9% |
| CW7 | £214,000 | +20% |
| CW1 | £195,000 | +10% |
Selling a home in CW11? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at CW11's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim CW11.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about CW11. Free, with a one click sign in.
See every individual CW11 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.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.