Little Moss End Farm, Moss End, Smallwood, Sandbach, CW11 2XQ

Little Moss End Farm is a seven-bedroom detached house in Smallwood, Sandbach, Sandbach (CW11 2XQ). It has a recorded floor area of 362 m² (around 3897 sq ft), construction records dating it to before 1900 and council tax band G. There is a swimming pool on the plot, uncommon for the area. Other recorded features include attached land beyond the plot. The latest certificate (May 2016) shows an F (score 34), near the bottom of the EPC scale. Earlier certificates rated it E (March 2013); the latest reading is one band lower. Between certificates, hot-water efficiency went from Poor to Average; while wall efficiency dropped from Good to Very Poor and roof efficiency dropped from Average to Very Poor. The recommended improvements would lift it to D (score 65), a 2-band jump. Main heating runs on oil. The latest certificate is from May 2016, so improvements made since then won't be reflected.

At 362 m² the property is well over the postcode median (130 m² across 8 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 7 bedrooms is on the larger side for this postcode, where 5 is the typical count. 6 planning records sit against the property, 4 approved, 2 refused. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. The record references listed-building consent, which constrain future alterations. Today's modelled estimate of £1,141,000 is 36.6% above the 2017 sale price. On a £-per-square-foot basis, the last sale (£214/sq ft) was about 30.8% below the postcode norm. Last sold in July 2017, so it's been off the market for around 9 years.