Grooms Cottage, Kennel Lane, Sandiway, Northwich, CW8 2EA
About Grooms Cottage
Grooms Cottage is a detached house in Sandiway, Northwich, Northwich (CW8 2EA). It has a recorded floor area of 192 m² (around 2067 sq ft) and construction records dating it to before 1900. The latest certificate (July 2023) shows a G (score 17), near the bottom of the EPC scale. The recommended improvements would lift it to C (score 70), a 4-band jump. Main heating runs on oil.
At 192 m² the property is well over the postcode median (139 m² across 8 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 75% of similar EPCs).
Know exactly what you're buying at Grooms Cottage
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
Grooms Cottage's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Planning history
Grooms Cottage has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
Grooms Cottage has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£720,000
Modelled from EPC, postcode comparables.
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 CW8 2EA: £370,000 (2025–1997).
Everything we know about Grooms Cottage, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
- Am I paying too much?
- Is something wrong with it?
- Is the agent's story true?
- Will it hold its value?
Versus other Kennel Lane homes
Grooms Cottage is notably below the street on epc rating.
EPC Rating
17 (G)
Street avg 39 (F)
Floor Area
192 m²
Street avg 188 m²
CO₂ Emissions
18.0 t/year
Street avg 14.1 t/year
Habitable Rooms
6 rooms
Street avg 6 rooms
Similar properties nearby
1 Balmoral Close, Cuddington
CW8 2DQ
1 Abbots Barn, Vale Royal Drive, Whitegate
CW8 2BA
1 Brookside, Cuddington
CW8 2QA
1 Acton Mill Cottage, Station Road, Crowton
CW8 2RQ
1 Chapel Bank, Mill Lane, Cuddington
CW8 2TA
1 Britannia Road, Cuddington
CW8 2FR
1 Cartledge Close, Cuddington
CW8 2PU
1 Blue Cap Cottages, Chester Road, Sandiway
CW8 2AU
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
0.7 km
Shell Garage — bus stop.
Closest school
0.8 km
Cuddington Primary School. 2 schools 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
45.0dB
Night-time· 23:00 – 07:00
38.9dB