Forest Hey Paddock, Norley Road, Sandiway, Northwich, CW8 2JN
About Forest Hey Paddock
Forest Hey Paddock is a detached house in Sandiway, Northwich, Northwich (CW8 2JN). It has a recorded floor area of 188 m² (around 2024 sq ft), construction records dating it to 1950-1966 and council tax band G. The latest certificate (February 2016) shows a C (score 79), near the top of the C band. The recommended improvements would push it to B (score 84). The latest certificate is from February 2016, so improvements made since then won't be reflected.
Across 2010–2016, sale prices on this property compounded at 2.3% per year. Today's modelled estimate of £836,000 sits 52% above the 2016 sale of £550,000. One planning record on file: an extension approved in 2017. Past consents include an extension and a porch, meaningful when judging how the property has evolved. Its energy rating outperforms most of the postcode (better than 86% of similar EPCs). On the market in July 2016 and unlisted since — roughly 10 years.
Know exactly what you're buying at Forest Hey Paddock
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
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 15 Feb 2026
EPC Rating
Planning history
- Feb 2017PorchFullIn report
Extension: Two storey · Side and rear of property
2 storey side extension, single storey rear and side extension (replacement of existing) and alterations to porch/garage arrangement
- Agent
- njg architectural design
Extension- Documents
- 9 docs on file
- Reference
- 16/05285/FUL
What's in Forest Hey Paddock, Norley Road, Sandiway, Northwich, CW8 2JN's planning history?
Refusals, disputes and full decisions on this property and nearby, in the report.
Sales history & valuation
Forest Hey Paddock valuation sits well clear of the typical sold price in this postcode.
£836,000
Modelled from EPC, postcode comparables and a sale-price growth of 2.3% per year over 6 years.
£550,000
Growth on file: 2.3% per year over 6 years.
Sales timeline
21 July 2016Most recent
£550,000
+14.6%over 6 years8 July 2010
£480,000
Median price across the last 5 sales in CW8 2JN: £572,500 (2023–2016).
Nearby sales in CW8 2JN
33 Norley Road, Sandiway, Northwich, CW8 2JN
Sold Apr 2023
£425,00011 Norley Road, Sandiway, Northwich, CW8 2JN
Sold Mar 2020
£865,00031 Norley Road, Sandiway, Northwich, CW8 2JN
Sold Oct 2017
£375,00035 Norley Road, Sandiway, Northwich, CW8 2JN
Sold Oct 2016
£572,5001 Littlefold, Norley Road, Sandiway, Northwich, CW8 2JN
Sold Oct 2016
£595,000
Everything we know about Forest Hey Paddock, 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 Norley Road homes
On epc rating, Forest Hey Paddock stands well clear of the street.
Price per m²
£2,926
Street avg £2,944
Floor Area
188 m²
Street avg 166 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
4.5 t/year
Street avg 8.4 t/year
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The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
3/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Hadrian Way — bus stop.
Closest school
0.4 km
Sandiway Primary School. 6 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
50.6dB
Night-time· 23:00 – 07:00
41.3dB