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Rustlings, The Ridgeway, Boars Hill, Oxford, OX1 5EY

2 planning records

Estimated value

£2,765,000

  • Since the 2006 sale (£1,100,000)+151%
  • Against OX1 5EY's recent median (£1,575,000)+76%

Newest record on this page: June 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Habitable rooms
11
From EPC
Floor area
408 m²
4392 sq ft
Energy rating
C
Score 76
Council tax
Band G
Tenure
Owner Occupied
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Valuation

About this valuation

How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.

Our estimate

£2,765,000

  • Against its 2006 sale (£1,100,000)+151%
  • Against OX1 5EY's recent median (£1,575,000)+76%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Rustlings is modelled from its 408 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in OX1 5EY. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.

What it's based on

  • Floor area

    408 m² from the EPC lodged in June 2025

  • Sales of this home

    1 sale recorded, the latest in 2006

  • Recent sales in OX1 5EY

    4 sales, median £1,575,000 (2023–2014)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: September 2023Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 2 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Rustlings valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 27 April 2006Most recent

    £1,100,000

Median price across the last 4 sales in OX1 5EY: £1,575,000 (2023–2014).

Risks

What this page doesn't show

1 potential issue has already been flagged for Rustlings, The Ridgeway, Boars Hill, Oxford, OX1 5EY. The detail, evidence and what to ask about it are in the Risks Report.
  • Larger development activity nearbyIn report
  • Flood risk from rivers, sea and surface waterIn report
  • Subsidence and ground-stability signalsIn report
  • Refusals, enforcement and big schemes nearbyIn report

One time fee only - money back guarantee

Overview

About Rustlings

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

Rustlings is a detached house in Boars Hill, Oxford, Oxford (OX1 5EY). It has a recorded floor area of 408 m² (around 4392 sq ft), construction records dating it to 1950-1966 and council tax band G. The latest certificate (June 2025) shows a C (score 76), near the top of the C band. The rating has held steady at C across 2 certificates since May 2011. Between certificates, lighting went from Poor to Good; while wall efficiency dropped from Good to Poor and roof efficiency dropped from Good to Average. The recommended improvements would push it to B (score 85).

It hasn't traded since April 2006, a hold of 20 years that's notably long for the area. At 408 m² the property is well over the postcode median (96 m² across 9 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £2,765,000 sits 151.4% above the 2006 sale of £1,100,000. On a £-per-square-foot basis, the last sale (£250/sq ft) was about 65.5% below the postcode norm. 2 planning records sit against the property, 0 approved, 0 refused.

Before you decide

Everything you need to know about Rustlings

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Rustlings's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate(1 of 2)
Jun 2025

EPC Rating

A
B
C
C76
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Average
CO2 Emissions
8.8 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 8 June 2035

8 years remaining

Property Improvements

Changes detected from historical EPC data

Jun 2025from May 2011
Low Energy Lighting
22%69%

More low energy lighting installed

Renewable Energy
NoneSolar PV + Solar HW

Solar PV panels (30 kWp) and Solar water heating installed

Planning

Planning history

Applications and permits filed against Rustlings, The Ridgeway, Boars Hill, Oxford, OX1 5EY, sourced from the PlanIt planning register.

2 applications on record at Rustlings, The Ridgeway, Boars Hill, Oxford, OX1 5EY

2decisions1extensions22documents5nearby
  1. Jun 2006
    Extension
    Outcome in report

    Proposed extensions and alterations

    Documents
    12 docs on file
    Reference
    P06/V0768
    Full record in report
  2. More recent applications — locked
  3. OutbuildingDecision

Unlock Rustlings, The Ridgeway, Boars Hill, Oxford, OX1 5EY's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (2 on record)
  • All 2 applications on this property in full, plus 5 notable nearby
  • The 22 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other The Ridgeway homes

Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.

Price per m² for Rustlings lags the street by a wide margin.

Price per m²

£2,696

Street avg £7,522

Strongly below

Floor Area

408 m²

Street avg 163 m²

Strongly above

Habitable Rooms

11 rooms

Street avg 7 rooms

Strongly above

CO₂ Emissions

8.8 t/year

Street avg 8.7 t/year

Below
Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the Oxford district page.
Full Oxford report

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

286/mo

Steady year-on-year across the wider district.

Nearest stop

0.5 km

Foxcombe Hall — bus stop.

Closest school

1.2 km

Wootton St Peter's Church of England Primary School. 5 schools nearby.

Nearest schools

  • Wootton St Peter's Church of England Primary SchoolPrimary1.2km
  • Sunningwell Church of England Primary SchoolPrimary2.1km
  • Dry Sandford Primary SchoolPrimary2.5km
  • Matthew Arnold SchoolSecondary2.7km

Nearest stops

  • Foxcombe HallBus stop473m
  • Berkeley RoadBus stop893m
  • Lincombe LaneBus stop1.0km
  • The FoxBus stop1.1km

Most reported crime locally

  • Violence & Sexual Offences1,485 reports31%
  • Shoplifting727 reports15%
  • Other Theft483 reports10%
  • Public Order459 reports9%

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around OX1 5EY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for OX1 5EY

Daytime· 07:00 – 23:00

42.4dB

Low
Night-time road noise heatmap for OX1 5EY

Night-time· 23:00 – 07:00

35.5dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Mid 20th centuryDetached HouseEPC CDetached over 300m²Extended multiple times (2+ extensions)

Because the property is a large detached home over 300m² and has been extended more than once, we believe a Level 3 building survey should be considered.

From £2,095 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£1.1m

1 Red Copse Lane, Boars Hill

OX1 5ER

4 bed
£783k

1 Cranbrook Drive, Kennington

OX1 5RR

£698k

1 Forest Side, Kennington

OX1 5LQ

£650k

1 Old Nursery View, Kennington

OX1 5NT

£636k

1 Edward Road, Kennington

OX1 5LH

4 bed
£577k

1 Grundy Crescent, Kennington

OX1 5PS

4 bed2 bath
£550k

1 Chilswell Path

OX1 5AP

£544k

1 Chilswell Farm Cottages, Boars Hill

OX1 5EP

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for Rustlings is modelled from its 408 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in OX1 5EY. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
Where sold prices come from
Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 1 sale is recorded for Rustlings. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
Reading the EPC
Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for Rustlings was lodged in June 2025 at band C and is valid until June 2035. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to Rustlings. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
Area figures
Crime is police-recorded street-level data over the last 17 months, which places each incident at an approximate point. The 5 schools and 30 stops listed are measured in a straight line from OX1 5EY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
Rustlings is in council tax band G. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Rustlings, The Ridgeway, Boars Hill, Oxford, OX1 5EY. Each answer is also embedded as structured data for search engines.

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