23 Rock Farm Lane, Sandford On Thames, Oxford, OX4 4YL
About 23 Rock Farm Lane
23 Rock Farm Lane is a detached house in Sandford-On-Thames, Oxford, Oxford (OX4 4YL). It has a recorded floor area of 177 m² (around 1905 sq ft), construction records dating it to 1991-1995 and council tax band F. The latest certificate (March 2016) shows a D (score 67), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 84), a 2-band jump. The latest certificate is from March 2016, so improvements made since then won't be reflected.
Untraded for 31 years, with the last transfer in May 1995. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 177 m² the property is well over the postcode median (130 m² across 10 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £821,000 sits 447.5% above the 1995 sale of £149,950. On a £-per-square-foot basis, the last sale (£79/sq ft) was about 58.6% below the postcode norm. One historical planning record sits against the property in 2004.
Know exactly what you're buying at 23 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
Energy performance
23 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This certificate is over 10 years old and is no longer valid.Expired 23 Mar 2026
EPC Rating
Planning history
- Aug 2004Loft ConversionAmendmentIn report
Extension to roof and loft conversion ( amendment of Planning permission P03/W0682 to enable the roof height to be raised).
Extension- Documents
- 6 docs on file
- Reference
- P04/W0859/RET
We flagged 2 things worth checking at 23 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
23 Rock Farm Lane's modelled value sits at over four times its earliest registered sale price (1995).
£821,000
Modelled from EPC, postcode comparables.
£149,950
Recorded with HM Land Registry.
Sales timeline
25 May 1995Most recent
£149,950
Median price across the last 5 sales in OX4 4YL: £470,000 (2022–2014).
Nearby sales in OX4 4YL
22 Rock Farm Lane, Sandford On Thames, Oxford, OX4 4YL
Sold Apr 2022
£625,00014 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
£435,000
Everything we know about 23 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
23 Rock Farm Lane is notably below the street on price per m².
Price per m²
£847
Street avg £3,565
Floor Area
177 m²
Street avg 127 m²
Habitable Rooms
9 rooms
Street avg 6 rooms
CO₂ Emissions
6.1 t/year
Street avg 5.9 t/year
Similar properties nearby
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