What kind of home is Tree Tops, Moss End, CW11 2XQ?

Tree Tops, Moss End, CW11 2XQ is a detached house.

What energy rating does Tree Tops, Moss End, CW11 2XQ have?

The current EPC rating for Tree Tops, Moss End, CW11 2XQ is D with a score of 63 out of 100, lodged in February 2022. It has improved from a E recorded in September 2017. The assessor estimates the property could reach a A. Source: EPC Register.

How big is Tree Tops, Moss End, CW11 2XQ?

Tree Tops, Moss End, CW11 2XQ has a recorded floor area of 143 m² (1,539 sq ft). Source: EPC Register.

What heating system does Tree Tops, Moss End, CW11 2XQ use?

The latest EPC at Tree Tops, Moss End, CW11 2XQ records electricity as the main heating fuel. Source: EPC Register.

Has Tree Tops, Moss End, CW11 2XQ had any planning applications?

Tree Tops, Moss End, CW11 2XQ has 3 planning records on file (2 approved), most recent in October 2020. Source: PlanIt planning register.

What is the council tax band for Tree Tops, Moss End, CW11 2XQ?

Tree Tops, Moss End, CW11 2XQ is in council tax band F. That sits towards the upper end of the band ladder, typically reflecting larger or higher-value homes.

Which area is Tree Tops, Moss End, CW11 2XQ in?

Tree Tops, Moss End, CW11 2XQ sits in Smallwood, Sandbach, Sandbach. It falls within the CW11 postcode district.

Is Tree Tops, Moss End, CW11 2XQ in a safe area?

Police records around Tree Tops, Moss End, CW11 2XQ show an average of 3 reported crimes per month over the last 11 months. Violent crime makes up roughly 42% of reports, the most common category. The overall trend is broadly stable. Source: Police UK.

What schools are near Tree Tops, Moss End, CW11 2XQ?

The closest primary school to Tree Tops, Moss End, CW11 2XQ is Smallwood CofE Primary School (2.0km).

What transport links are near Tree Tops, Moss End, CW11 2XQ?

The closest bus stop to Tree Tops, Moss End, CW11 2XQ is Pear Tree Farm, 968m away. In total there are 28 bus stops within the surrounding area.

Calculators

Featured

UK House Price Map

30 years of UK sold prices mapped by postcode district.

Postcode-level detail
Compare areas side by side

Open the map

Tree Tops, Moss End, Smallwood, Sandbach, CW11 2XQ

3 planning records

Property type

Detached

Habitable rooms

From EPC

Floor area

143 m²

1539 sq ft

Energy rating

Score 63

Council tax

Band F

Tenure

Owner Occupied

Overview

About Tree Tops

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

Tree Tops is a detached house in Smallwood, Sandbach, Sandbach (CW11 2XQ). It has a recorded floor area of 143 m² (around 1539 sq ft), construction records dating it to 1967-1975 and council tax band F. The latest certificate (February 2022) shows a D (score 63), on the cusp of jumping into the C band. When first surveyed in September 2017 the rating was E, the property has climbed 1 band since. Between certificates, window efficiency went from Average to Good and main heating went from Average to Good; while roof efficiency dropped from Good to Average and hot-water efficiency dropped from Average to Poor. The recommended improvements would lift it to A (score 95), a 3-band jump. Main heating runs on electricity.

3 planning records sit against the property, 2 approved, 0 refused.

Before you offer

Know exactly what you're buying at Tree Tops

Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.

Already flagged here

Larger development activity nearby

£14.99

Trusted by UK homebuyers

Valuation

against the asking price

Risks

planning & flood

Sold prices

similar homes nearby

Trends

the local market

Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate(1 of 2)

Feb 2022

EPC Rating

D63

Main Heating

Heat Pump

Main Fuel

Electric

Hot Water

Poor

Windows

Good

CO2 Emissions

4.6 t/year

Occupancy

Owner Occupied

Property Improvements

Changes detected from historical EPC data

Feb 2022from Sept 2017

EPC improved fromE54toD63

Heating System

Gas BoilerHeat Pump

Heat pump installed, significantly improving energy efficiency

Main Fuel

OilElectric

Changed to a more efficient fuel source

Heating Controls

FullProg + Stat

Heating controls changed

Hot Water

AveragePoor

Hot water efficiency decreased

Windows

AverageGood

Window efficiency improved

Planning

Planning history

Applications and permits filed against Tree Tops, Moss End, Smallwood, Sandbach, CW11 2XQ, sourced from the PlanIt planning register.

Oct 2020
ExtensionOutline
In report
Extension: Single storey · Rear of property
Prior approval of single storey extension, extending 8.00m beyond the rear wall, maximum height of 4.00m and eaves height of 3.00m
Documents
12 docs on file
Reference
20/3764C
View planning record
Oct 2019
OutbuildingFull
In report
Proposed new stable building.
Documents
16 docs on file
Reference
19/4055C
View planning record

Before you offer

We flagged 1 thing worth checking at Tree Tops

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

£14.99

30-day money-back guarantee

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

Tree Tops has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.

Current estimate

£563,000

Modelled from EPC, postcode comparables.

See how we calculated this

No sales recorded with HM Land Registry

That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.

Median price across the last 5 sales in CW11 2XQ: £480,000 (2025–2021).

Nearby sales in CW11 2XQ

Before you offer

Everything we know about Tree Tops, 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

£14.99

Trusted by UK homebuyers

On the street

Versus other Moss End homes

Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.

EPC Rating for Tree Tops runs comfortably ahead of the street norm.

EPC Rating

63 (D)

Street avg 56 (D)

Strongly above

Floor Area

143 m²

Street avg 163 m²

On par

CO₂ Emissions

4.6 t/year

Street avg 6.4 t/year

Below

Habitable Rooms

6 rooms

Street avg 7 rooms

On par

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.

£565k

1 Flint Close, Arclid

CW11 2AH

£594k

1 Heath Avenue

CW11 2LD

5 bed

£603k

1 Betchton Villas, Newcastle Road, Betchton

CW11 2WE

£503k

1 Dubthorn Villas, Newcastle Road, Betchton

CW11 2WE

5 bed1 bath

£444k

1 Moss End Farm Barns, Moss End, Smallwood

CW11 2XQ

4 bed2 bath

£379k

1 Newcastle Road, Arclid

CW11 2UE

3 bed3 bath

£368k

1 John Ford Way, Arclid

CW11 2SB

4 bed

£359k

1 Heath Close

CW11 2LB

Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the Sandbach district page.

Full Sandbach report

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

1.0 km

Pear Tree Farm — bus stop.

Closest school

2.0 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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around CW11 2XQ from Defra's strategic mapping. The pin marks this postcode's centroid.

Daytime· 07:00 – 23:00

45.2dB

Low

Night-time road noise heatmap for CW11 2XQ

Night-time· 23:00 – 07:00

37.7dB

Low

55 dB

60 dB

65 dB

70 dB

75 dB

80 dB

Defra Road Noise Strategic Mapping, Round 4

FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Tree Tops, Moss End, Smallwood, Sandbach, CW11 2XQ. Each answer is also embedded as structured data for search engines.