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Get startedWillow Tree House is a detached house in Noke, Oxford, Oxford (OX3 9TT). It has a recorded floor area of 329 m² (around 3541 sq ft), construction records dating it to 1967-1975 and council tax band F. The latest certificate (May 2022) shows a D (score 59), a step below the typical UK home. The rating has held steady at D across 2 certificates since September 2012. Between certificates, roof efficiency went from Poor to Good and lighting went from Good to Very Good; while wall efficiency dropped from Average to Very Poor and hot-water efficiency dropped from Average to Poor. The recommended improvements would push it to C (score 70). Main heating runs on lpg.
Untraded for 16 years, with the last transfer in August 2010. At 329 m² the property is well over the postcode median (112 m² across 5 EPCs), placing it in the larger end of the local stock. Sale prices here have lagged Oxford HPI: -8.5% per year against 0% for the wider region. Today's modelled estimate of £1,142,000 sits 1220.2% above the 2010 sale of £86,500. On a £-per-square-foot basis, the last sale (£24/sq ft) was about 92.6% below the postcode norm. 4 planning records sit against the property, 4 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved.
Willow Tree House's carbon output runs well above what efficient homes in the postcode produce.
Willow Tree House has been through 4 approved planning applications — a well-evolved property.
Retrospective: Front wall to part of property boundary - to continue on from neighbour's Cotswold stone wall
Latest sale on Willow Tree House was the lowest on Land Registry record across the postcode.
£1,142,000
Modelled from EPC, postcode comparables and a sale-price growth of -8.5% per year over 14 years.
£86,500
Growth on file: -8.5% per year over 14 years.
On price per m², Willow Tree House runs well behind the street norm.
Price per m²
£263
Street avg £4,985
Floor Area
329 m²
Street avg 191 m²
Habitable Rooms
10 rooms
Street avg 8 rooms
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
4/mo
Steady year-on-year across the wider district.
Nearest stop
1.6 km
Islip Bridge — bus stop.

Daytime· 07:00 – 23:00
42.1dB

Changes detected from historical EPC data
Hot water efficiency decreased
More low energy lighting installed
Solar PV panels (25 kWp) installed
Are we missing something? Tell us about home improvements to help adjust your valuation.
Non-Material Amendment to 11/00051/F - New hipped roof to road side - fully glazed section now to be tiled as the rest of the roof with 1 no. velux window. Master bed dormer and balcony - projection reduced, balcony finished 250mm short of eaves. Other dormer and balcony - projection reduced, cotswold stone wall to one side of balcony area. Balcony glass/railings to full width of balcony
2 more applications for this property
Join to see all planning history.
31 August 2010Most recent
£86,500
-69.9%over 13 years21 February 1997
£287,000
Median price across the last 5 sales in OX3 9TT: £640,000 (2020–2014).
CO₂ Emissions
6.7 t/year
Street avg 10.0 t/year
OX3 9GF
Closest school
2.0 km
Dr South's Church of England Primary School. 2 schools nearby.
Night-time· 23:00 – 07:00
36.1dB
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