TREE TOPS, THE PADDOCK, SANDBACH, CW11 1HL - £323,000

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

TREE TOPS is a very small detached house of 83m², built sometime between 1950 and 1966, which could now be worth an estimated £339,320. It was last sold for £323,000 in July 2024, which was around 29% below the average July 2024 detached price in the Cheshire East local authority area. The most recent EPC inspection was August 2019, where the current energy rating was D, and the potential energy rating was B.

TREE TOPS Sold Prices

Land registry data shows two sales for TREE TOPS 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 TREE TOPS sales were for below 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
2024 31 JUL	£323,000	£457,196	29% below HPI
2020 28 MAY	£295,000	£364,781	19% below HPI

TREE TOPS 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 TREE TOPS sales from May 2020 and July 2024 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 May 2020 sale was for 19% below the HPI. So the extrapolation line tracks at 19% below the HPI over time, until the July 2024 sale, where it falls to 29% below the HPI. The line then continues to track at 29% below the HPI.

What might TREE TOPS be worth now?

TREE TOPS might now be worth an estimated £339,320.

This is based on house price inflation of 5.1%, between July 2024 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 5.1% inflationary increase is applied to the most recent sale price for TREE TOPS of £323,000 on 31st July 2024. For the value to have increased from £323,000 to £339,320 over the seven months to December 2024, the following assumptions must hold true:

• The value of TREE TOPS has moved in line with the HPI for detached houses in the Cheshire East local authority area.
• The July 2024 sale price of £323,000 represented a fair market value for the property.
• The size, condition, and specification of TREE TOPS has not materially changed since July 2024.

How Large is TREE TOPS?

TREE TOPS is 83m² according to the EPC inspection conducted in August 2019. This puts it in the smallest 20% 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 TREE TOPS lies on this distribution: 14% of detached houses houses are smaller than TREE TOPS, and 85% of houses are larger. Note that EPC data is not available for all properties in Sandbach.

TREE TOPS: Plot and Title Map

TREE TOPS sits on a plot of roughly 0.121 of an acre, or 490m². The below map shows the location of TREE TOPS, 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 TREE TOPS). 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 TREE TOPS?

TREE TOPS is located on THE PADDOCK in SANDBACH, in the CW11 postcode district. The below map shows the position of TREE TOPS on THE PADDOCK.