2 Watling Court, Hadrian Way, Sandiway, Northwich, CW8 2JT
About 2 Watling Court
2 Watling Court is a detached house in Sandiway, Northwich, Northwich (CW8 2JT). It has a recorded floor area of 59 m² (around 635 sq ft), construction records dating it to 1983-1990 and council tax band C. At 59 m² this is the 2nd smallest of 9 units on EPC record in the building, where floor areas span 58–75 m². The building's EPC ratings span D to C, with this unit at the top. The latest certificate (February 2026) shows a C (score 71). When first surveyed in October 2009 the rating was F, the property has climbed 3 bands since. Between certificates, wall efficiency went from Poor to Good, roof efficiency went from Very Poor to Average and hot-water efficiency went from Poor to Good; while window efficiency dropped from Average to Poor. This certificate was lodged in the last six months, so the rating reflects current condition.
At 59 m² it sits well below the postcode median (125 m² across 30 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 70% of similar EPCs).
Know exactly what you're buying at 2 Watling Court
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
The EPC has just been inspected, so the rating reflects current condition.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Hot water system upgraded
Cavity wall insulation installed
Roof insulation improved
More low energy lighting installed
Planning history
2 Watling Court has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
2 Watling Court has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£170,000
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 2JT: £455,000 (2025–2024).
Nearby sales in CW8 2JT
6 Watling Court, Hadrian Way, Sandiway, Northwich, CW8 2JT
Sold Jul 2025
£184,0007 Watling Court, Hadrian Way, Sandiway, Northwich, CW8 2JT
Sold Mar 2025
£165,00048 Hadrian Way, Sandiway, Northwich, CW8 2JT
Sold Jan 2025
£455,00066 Hadrian Way, Sandiway, Northwich, CW8 2JT
Sold Jan 2025
£560,00045 Hadrian Way, Sandiway, Northwich, CW8 2JT
Sold Apr 2024
£530,000
Everything we know about 2 Watling Court, 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 Hadrian Way homes
2 Watling Court outperforms the street on co₂ emissions by a wide margin.
EPC Rating
71 (C)
Street avg 68 (D)
Floor Area
59 m²
Street avg 61 m²
CO₂ Emissions
1.8 t/year
Street avg 2.5 t/year
Habitable Rooms
3 rooms
Street avg 3 rooms
Similar properties nearby
1 Blake Lane, Sandiway
CW8 2NW
1 Beech Close, Cuddington
CW8 2PF
1 Cherry Lane, Cuddington
CW8 2PJ
1 Chestnut Close, Cuddington
CW8 2QZ
1 Boundary Lane North, Cuddington
CW8 2PQ
1 Brambles Chase, Cuddington
CW8 2DE
1 Brook Cottage, Norley Road, Cuddington
CW8 2TB
1 Boundary Lane South, Cuddington
CW8 2PE
The neighbourhood at a glance
Crime
3/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Norley Road — bus stop.
Closest school
0.6 km
Sandiway Primary School. 5 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
50.4dB
Night-time· 23:00 – 07:00
41.3dB