10, POPPY WAY, SANDBACH, CW11 3TH - £470,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

10 POPPY WAY is a midsized detached house of 130m², which could now be worth an estimated £498,254. It was last sold for £470,000 in October 2022, which was around 4% above the average October 2022 detached price in the Cheshire East local authority area. The most recent EPC inspection was July 2019, where the current energy rating was B, and the potential energy rating was A.

10 POPPY WAY Sold Prices

Land registry data shows two sales for 10 POPPY WAY since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Cheshire East local authority area for the corresponding sale date. Both of the two 10 POPPY WAY sales were for above the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2022 20 OCT	£470,000	£453,060	4% above HPI
2019 25 JUL	£366,995	£357,530	3% above HPI

10 POPPY WAY Price Paid vs. HPI Average

The below graph shows the average detached house price in the Cheshire East local authority area over time, sourced from the HPI. The two 10 POPPY WAY sales from July 2019 and October 2022 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the July 2019 sale was for 3% above the HPI. So the extrapolation line tracks at 3% above the HPI over time, until the October 2022 sale, where it rises to 4% above the HPI. The line then continues to track at 4% above the HPI.

What might 10 POPPY WAY be worth now?

10 POPPY WAY might now be worth an estimated £498,254.

This is based on house price inflation of 6%, between October 2022 and December 2024, for detached houses, in the Cheshire East local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 6% inflationary increase is applied to the most recent sale price for 10 POPPY WAY of £470,000 on 20th October 2022. For the value to have increased from £470,000 to £498,254 over the one year and ten months to December 2024, the following assumptions must hold true:

• The value of 10 POPPY WAY has moved in line with the HPI for detached houses in the Cheshire East local authority area.
• The October 2022 sale price of £470,000 represented a fair market value for the property.
• The size, condition, and specification of 10 POPPY WAY has not materially changed since October 2022.

How Large is 10 POPPY WAY?

10 POPPY WAY is 130m² according to the EPC inspection conducted in July 2019. This puts it in the largest 40% of detached houses houses in Sandbach, based on EPC data. The below chart shows the distribution of detached houses houses by size in Sandbach, and where 10 POPPY WAY lies on this distribution: 60% of detached houses houses are smaller than 10 POPPY WAY, and 40% of houses are larger. Note that EPC data is not available for all properties in Sandbach.

10 POPPY WAY: Plot and Title Map

10 POPPY WAY sits on a plot of roughly 0.071 of an acre, or 288m². The below map shows the location of 10 POPPY WAY, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 10 POPPY WAY). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 10 POPPY WAY?

10 POPPY WAY is located in SANDBACH, in the CW11 postcode district. The below map shows the position of No. 10 on POPPY WAY.