22 Rock Farm Lane, Sandford On Thames, Oxford, OX4 4YL
About 22 Rock Farm Lane
22 Rock Farm Lane is a five-bedroom detached house in Sandford-On-Thames, Oxford, Oxford (OX4 4YL). It has a recorded floor area of 102 m² (around 1098 sq ft), construction records dating it to 1991-1995 and council tax band F. The latest certificate (April 2016) shows an E (score 50), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 82), a 3-band jump. The latest certificate is from April 2016, so improvements made since then won't be reflected. Other recorded features include a conservatory. The home occupies a cul-de-sac position.
At 102 m² it's 23% smaller than the typical home in the postcode (133 m² median across 10 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 80% of similar EPCs). 5 bedrooms is on the larger side for this postcode, where 4 is the typical count. Across 1995–2022, sale prices on this property compounded at 5.8% per year. Today's modelled estimate of £737,000 is 17.9% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£569/sq ft) was about 287.3% above the typical sold price in the postcode. 5 planning records sit against the property, 0 approved, 0 refused. Sold April 2022 for £625,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at 22 Rock Farm Lane
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms5
- Bathrooms4
- Utility roomYes
- EnsuiteYes
- ConservatoryYes
Outside
- Private gardenYes
- DrivewayYes
- Cul-de-sacYes
Building
- RefurbishedYes
Energy performance
22 Rock Farm Lane's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 12 Apr 2026
EPC Rating
Planning history
Multiple extension applications run across more than a decade of planning history at 22 Rock Farm Lane.
- Sept 2022ExtensionOutlineIn report
Extension: Single storey · Rear of property
Single storey rear extension
- Documents
- 9 docs on file
- Reference
- P22/S2843/LDP
- Jul 2016ExtensionFullIn report
Extension: Single storey
Single room and en-suite extension above current garage.
- Documents
- 8 docs on file
- Reference
- P16/S1875/HH
We flagged 2 things worth checking at 22 Rock Farm Lane
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Signs of HMO activity in the area
- Larger development activity nearby
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Sales history & valuation
Latest sale on 22 Rock Farm Lane was the highest on Land Registry record across the postcode.
£737,000
Modelled from EPC, postcode comparables and a sale-price growth of 5.8% per year over 27 years.
£625,000
Growth on file: 5.8% per year over 27 years.
Sales timeline
7 April 2022Most recent
£625,000
+76.8%over 17 years28 January 2005
£353,500
+17.8%25 August 2004
£300,000
+115.8%over 9 years30 May 1995
£139,000
Median price across the last 5 sales in OX4 4YL: £435,000 (2020–2007).
Nearby sales in OX4 4YL
14 Rock Farm Lane, Sandford On Thames, Oxford, OX4 4YL
Sold Sept 2020
£470,0007 Rock Farm Lane, Sandford On Thames, Oxford, OX4 4YL
Sold Nov 2017
£390,0003 Rock Farm Lane, Sandford On Thames, Oxford, OX4 4YL
Sold Jul 2017
£560,00026 Rock Farm Lane, Sandford On Thames, Oxford, OX4 4YL
Sold Jun 2014
£435,00017 Rock Farm Lane, Sandford On Thames, Oxford, OX4 4YL
Sold Sept 2007
£427,500
Everything we know about 22 Rock Farm Lane, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
- Larger development activity nearby
Versus other Rock Farm Lane homes
On price per m², 22 Rock Farm Lane stands well clear of the street.
Price per m²
£6,127
Street avg £2,905
Floor Area
102 m²
Street avg 135 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
6.2 t/year
Street avg 5.9 t/year
Similar properties nearby
1 Batten Place, Littlemore
OX4 4SZ
1 Cordrey Green
OX4 4ER
1 Anne Greenwood Close
OX4 4DN
1 Clinton Close
OX4 4US
1 Abberbury Road
OX4 4ET
1 Bears Hedge
OX4 4JJ
1 Asquith Road
OX4 4RN
1 Burra Close, Sandford On Thames
OX4 4YE
The neighbourhood at a glance
Crime
7/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Rock Farm Lane — bus stop.
Closest school
0.8 km
John Henry Newman Academy. 15 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
53.0dB
Night-time· 23:00 – 07:00
43.8dB