House prices in CW11 (Sandbach)

Price per square metre data and charts to help you understand the housing market in CW11 - stats were last calculated on 05 January 2026.

Defining 'CW11'

This analysis is limited to properties whose postcode starts with "CW11", this is also called the postcode district. There are no official postcode district names so I've just labelled it CW11, Sandbach. It is shown in red on the map below.

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You can click on the map above to change to a neighbouring district, or you can use the search form below.

Price per square metre

Knowing the average house price in CW11 is not much use. However, knowing average price per square metre can be quite useful. Price per sqm allows some comparison between properties of different size. We define price per square metre as the sold price divided by the internal area of a property:

£ per sqm = price ÷ internal area

For example in November 2025, 12, Clifton Road, Sandbach, CW11 3JJ sold for £202,500. Given the internal area of 81 square metres recorded on the EPC, the price per sqm is £202,500 ÷ 81 sqm = £2,500.

England & Wales have been officially metric since 1965. However house price per square foot is prefered by some estate agents and those of sufficiently advanced age ;-). It is a huge pain to code the automatic conversion for square meters to square feet for all the graphs and charts on CW11 and elsewhere. All the conditionals turn my tidy code for into spaghetti. I will get around to it at some point, but for now you can just divide everything by 10 in your head, move a decimal place and you'll be close enough. If you want to be more precise 1 sqm = 10.76391 sqft.

Distribution of £ per sqm for houses vs flats in CW11

The chart above is called a histogram, it helps you see the distribution of house price per sqm in CW11 To make this chart we put all the sales data into a series of £ per sqm 'buckets' (e.g. £3,350 to £3,500, £3,500 to £3,650, £3,650 to £3,800 etc...) we then count the number of sales with within in each bucket and plot the results. The histogram is based on 867 sales that took place in CW11, in the last 24 months.

Generate a custom histogram like the one above but based on your own criteria.

You can see the spread of prices above. This is because although internal area is a key factor in determining valuation, it is not the only factor. Many factors other than size affect desirability; these factors could be condition, aspect, garden size, negotiating power of the vendor etc.

The spread of prices will give you a feel of the typical range to expect in CW11, Sandbach. Notably, only 25% of properties that sold recently were valued at more than £3,410 sqm. For anything to be valued more than this means it has to be more desireable than the clear majority of CW11 homes.

Box plot of £ per sqm for CW11

Tip: click on the chart to see the values.

The chart above is called a boxplot (or a box-and-whisker plot). Box plots, like histograms, are used to graphically represent the distribution of data, showing the central tendency, spread of the distribution. In the context of £ per square metre property price distributions, box plots represent the variation in property prices within a geographic area e.g. Sandbach. The chart above shows a boxplot for 'CW11' as well as the 'CW' postcode area.

  • Median: The horizontal line inside the box represents the median (£ per square meter). This is the midpoint of the data, meaning 50% of the prices are below this value, and 50% are above. The middle price per square metre in 'CW11' is £3,050.
  • Interquartile Range (IQR): The box spans from the 25th percentile (Q1) to the 75th percentile (Q3). This is the range where the middle 50% of the data lies, giving a good indication of the typical price spread. Of the 867 transactions in CW11, Sandbach half were sold for between £2,630 and £3,410 per square metre.
  • Whiskers: In our case, the whiskers extend from the 9th percentile (at the lower end) to the 91st percentile (at the upper end), This provides a slightly broader view of the distribution by including the middle 82% of records. The whiskers capture most of the variation but exclude extreme outliers caused by data errors in recording sold house prices or internal area.
  • 'n=' is the number of property transactions the box plot is based on; 867 for CW11, Sandbach.

    • Property price map for Sandbach

    Have a look at the interactive price map I created for myself. Use it to explore 'CW11' house prices all the way down to individual property plots.

    Property price heatmap for Sandbach
    House price map for Sandbach

    Will CW11 house prices drop in 2025?

    House prices in CW11 grew 3.9% in the last year, 0.0% after inflation. Whether or not this trend will continue depends on many factors, such as wage growth, net migration, interest rates and the level of house building. No one can predict these things with certainty however we can plot the historic trends in house prices in CW11 (Sandbach) compared with the wider postcode area 'CW'.You can extrapolate from this based on your own views.

    House price index for CW11

    Tip: click on the legend items to show/hide different lines

    Download house price index as CSV (premium users only).

    The chart above shows changes in 'CW11' property prices over the last 20 years. The index is calculated from the average price paid per sqm for property in CW11 and is set to 100 in 2004. The chart compares trends for CW11, Sandbach against those of the broader postcode area 'CW'. What is more interesting is to look at the difference between flats and houses, even those in the same area follow a very different trend, to get a robust enough sample size to see this we need to zoom out and look at house price trends for the entire Cheshire East local authority.

    The dashed lines show nominal house price changes, the solid lines show the same data adjusted for inflation. Economists call this the 'real' price change. You have to take inflation into account when comparing prices over time. It's calculated using the formula:

    Real Rate of Return = (1 + Nominal Rate) ÷ (1 + Inflation Rate) – 1
    In this formula, the nominal rate is the rate of change before any adjustments, and the inflation rate is taken from the Consumer Price Index. The real rate of return is a more accurate measure of change in value, because £1 today does not have the same buying power as £1 in the past. For example, if a savings account pays an interest rate of 3% per year and the inflation rate is 5% per year, the real rate of return is -2%. This means that the investment's value is shrinking by 2% each year.

    Historic returns for CW11
    CW area CW11 district
    Nominal Real Nominal Real
    20 yr per annum 2.6% -0.2% 2.6% -0.1%
    20 yr total 67.2% -3.1% 68.5% -2.3%
    10 yr per annum 4.0% 0.8% 4.2% 1.1%
    10 yr total 47.4% 8.2% 51.4% 11.2%
    5 yr per annum 4.6% 0.0% 5.1% 0.6%
    5 yr total 24.9% 0.1% 28.2% 2.8%
    1 yr per annum 4.0% 0.1% 3.9% 0.0%
    1 yr total 4.0% 0.1% 3.9% 0.0%

    This table complements the house price index chart above, presenting the data in a more detailed format. It breaks down the information into 20-year, 10-year, 5-year, and 1-year periods, further categorized by property type. For each period, we display both a per annum rate of change and a total rate of change.

    The total rate of change represents the overall change over the entire period. The formula for total return is:

    Total return = (Index at end of period ÷ Index at start of period) - 1

    The per annum rate of change is the annualized rate of change over the period. This is equivalent to the annual bank savings rate you would need to achieve the same total return over the given period. This annualized return is also known as the Compound Annual Growth Rate (CAGR). The formula for CAGR is:

    CAGR = (1 + Total return) ^ (1 ÷ Number of years) - 1

    Some specific examples:

    • Over the past 20 years, CW area have seen a -0.2% annual change when adjusted for inflation. This translates to a total change of -3.1% in real terms.
    • Over the past 5 years, CW11 district have seen a 0.6% annual change when adjusted for inflation. This translates to a total change of 2.8% in real terms.

    Most recent CW11 sales

    For the most recent sales activity, rather than a summarized average, it is better to see the underlying data. This is shown in the chart below, where blue dots represent individual sales, click on them to see details. If there is an obvious trend you should be able to spot it here amid the noise from outliers.

    Tip: hover over dots to see details

    Street level data

    Street Avg size Avg £sqm Recent sales
    Hassall Road, , CW11 4H 90 sqm £3,235 24
    Park Lane, , CW11 1E 112 sqm £3,450 20
    Crewe Road, , CW11 3R 75 sqm £2,531 18
    Elworth Street, , CW11 1H 77 sqm £2,662 16
    Bradwall Road, , CW11 1G 127 sqm £3,062 16
    Patrons Drive, , CW11 3A 102 sqm £2,735 16
    Harry Mortimer Way, , CW11 3A 87 sqm £2,311 15
    Abbey Road, , CW11 3H 91 sqm £3,359 15

    Search for your street here.

    Nearby geographies

    The table below shows how 'CW11' compares to the other postcode districts nearby 'CW11'.

    District Lower quartile Median Upper quartile Sales in last 2yr
    ST7 Alsager £1,970 sqm £2,520 sqm £3,040 sqm 1,561
    CW9 Northwich £2,170 sqm £2,740 sqm £3,370 sqm 1,082
    CW8 Hartford £2,270 sqm £2,870 sqm £3,420 sqm 1,257
    CW7 Winsford £1,820 sqm £2,360 sqm £2,790 sqm 842
    CW6 Kelsall £3,150 sqm £3,670 sqm £4,260 sqm 410
    CW5 Nantwich £2,500 sqm £3,030 sqm £3,470 sqm 1,204
    CW4 Holmes Chapel £3,160 sqm £3,640 sqm £4,020 sqm 353
    CW3 Madeley £2,310 sqm £2,880 sqm £3,380 sqm 244
    CW2 Wistaston £1,700 sqm £2,410 sqm £2,910 sqm 1,253
    CW12 Congleton £2,500 sqm £3,020 sqm £3,440 sqm 1,284

    Raw data

    Our analysis of CW11 is derived from what is essentially a big table of sold prices from Land Registry with added property size information. Below are three rows from this table to give you an idea.

    Address Paid sqm £/sqm
    12, Clifton Rd, £202,500
    Nov-2025
    		 81 2,500
    19 Latham Court, 50, Middlewich Rd, £217,500
    Nov-2025
    		 63 3,452
    2, Maple Close, £278,000
    Nov-2025
    		 82 3,390

    See the entire list of all sales in CW11 here.

    About

    I created HouseMetric because I wanted to see this data and analysis myself, I also wanted to teach myself to build a website. Please give me feedback or spread the word about it. I'm constantly tinkering and adding more stuff to it.