Brook Farm, Hodge Lane, Gorstage, Northwich, CW8 2SF
About Brook Farm
Brook Farm is a detached house in Gorstage, Northwich, Northwich (CW8 2SF). It has a recorded floor area of 272 m² (around 2928 sq ft), construction records dating it to before 1900 and council tax band G. The latest certificate (July 2018) shows an E (score 41), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 72), a 2-band jump. Main heating runs on electricity.
4 planning records sit against the property, 2 approved, 2 refused. Past consents include an extension, meaningful when judging how the property has evolved. At 272 m² it's 16.2% larger than the typical home in the postcode (234 m² median across 6 EPCs).
Know exactly what you're buying at Brook Farm
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
Brook Farm's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Planning history
Brook Farm has 3 separate extension applications on the council record.
- May 2008AmendmentIn report
Menage with post and rail fencing for private use
- Documents
- 17 docs on file
- Reference
- 08-0523-COU
- Nov 2007ExtensionFullIn report
Extension: Two storey · Rear of property
Demolish existing rear two storey and replacement of new two storey extension.
- Documents
- 25 docs on file
- Reference
- 07-2565-FUL
What's in Brook Farm, Hodge Lane, Gorstage, Northwich, CW8 2SF's planning history?
2 more on this property, plus refusals, disputes and full decisions nearby, in the report.
Sales history & valuation
Brook Farm has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£960,000
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 2SF: £625,000 (2024–2020).
Nearby sales in CW8 2SF
Dovetail House, Hodge Lane, Gorstage, Northwich, CW8 2SF
Sold Apr 2024
£700,000Bluebell Bank House, Hodge Lane, Gorstage, Northwich, CW8 2SF
Sold Feb 2021
£725,000Daisy Barn, Hodge Lane, Gorstage, Northwich, CW8 2SF
Sold Apr 2020
£600,000Butterwood House, Hodge Lane, Gorstage, Northwich, CW8 2SF
Sold Apr 2020
£625,0009 Hodge Lane, Gorstage, Northwich, CW8 2SF
Sold Jul 1997
£95,500
Everything we know about Brook Farm, 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 Hodge Lane homes
On floor area, Brook Farm stands well clear of the street.
EPC Rating
41 (E)
Street avg 54 (E)
Floor Area
272 m²
Street avg 208 m²
CO₂ Emissions
11.0 t/year
Street avg 10.0 t/year
Similar properties nearby
1 Acton Mill Cottage, Station Road, Crowton
CW8 2RQ
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1 Brookside, Cuddington
CW8 2QA
1 Chapel Bank, Mill Lane, Cuddington
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1 Britannia Road, Cuddington
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1 Cartledge Close, Cuddington
CW8 2PU
1 Blue Cap Cottages, Chester Road, Sandiway
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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
1.0 km
Laburnum Grove — bus stop.
Closest school
1.1 km
Weaverham High School. 8 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
46.0dB
Night-time· 23:00 – 07:00
37.8dB