Willow Tree Barn, Overton Green, Smallwood, Sandbach, CW11 2UP
About Willow Tree Barn
Willow Tree Barn is an end-of-terrace house in Smallwood, Sandbach, Sandbach (CW11 2UP). It has a recorded floor area of 92 m² (around 987 sq ft), construction records dating it to 1996-2002 and council tax band G. The latest certificate (August 2009) shows a D (score 61), on the cusp of jumping into the C band. Main heating runs on oil. The latest certificate is from August 2009, so improvements made since then won't be reflected.
At 92 m² it sits well below the postcode median (215 m² across 4 EPCs), making it one of the more compact homes locally. Across 2006–2016, sale prices on this property compounded at -1.3% per year. Today's modelled estimate of £783,000 is 25.3% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£633/sq ft) was about 129.7% above the typical sold price in the postcode. Last sold in December 2016, so it's been off the market for around 9 years.
Know exactly what you're buying at Willow Tree Barn
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
Willow Tree Barn's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 10 Aug 2019
EPC Rating
Planning history
Willow Tree Barn has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
We flagged 1 thing worth checking at Willow Tree Barn
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Larger development activity nearby
30-day money-back guarantee
Sales history & valuation
Willow Tree Barn's sale-price growth has lagged the wider UK trajectory across its history on file.
£783,000
Modelled from EPC, postcode comparables and a sale-price growth of -1.3% per year over 10 years.
£625,000
Growth on file: -1.3% per year over 10 years.
Sales timeline
7 December 2016Most recent
£625,000
-12.0%over 10 years5 December 2006
£710,000
Median price across the last 4 sales in CW11 2UP: £587,500 (2022–2012).
Nearby sales in CW11 2UP
Old Farm, Overton Green, Smallwood, Sandbach, CW11 2UP
Sold Oct 2022
£1,650,000Overton Green Farm, Overton Green, Smallwood, Sandbach, CW11 2UP
Sold Aug 2018
£850,0002 Overton Meadow, Overton Green, Smallwood, Sandbach, CW11 2UP
Sold Jun 2017
£325,0001 Overton Meadow, Overton Green, Smallwood, Sandbach, CW11 2UP
Sold Nov 2012
£230,000
Everything we know about Willow Tree Barn, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus other Overton Green homes
Floor Area for Willow Tree Barn lags the street by a wide margin.
Price per m²
£6,816
Street avg £3,499
Floor Area
92 m²
Street avg 202 m²
Habitable Rooms
7 rooms
Street avg 7 rooms
CO₂ Emissions
7.2 t/year
Street avg 7.4 t/year
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1 Dubthorn Villas, Newcastle Road, Betchton
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1 Moss End Farm Barns, Moss End, Smallwood
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The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
3/mo
Steady year-on-year across the wider district.
Nearest stop
0.4 km
Primary School — bus stop.
Closest school
0.4 km
Smallwood CofE Primary School. 1 school nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
46.3dB
Night-time· 23:00 – 07:00
37.6dB