44 Cedar Crescent, Thame, OX9 2AU
About 44 Cedar Crescent
44 Cedar Crescent is a two-bedroom detached house in Thame (OX9 2AU). It has a recorded floor area of 188 m² (around 2024 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (December 2025) shows a C (score 79), near the top of the C band. The recommended improvements would push it to B (score 82). This certificate was lodged in the last six months, so the rating reflects current condition. Our model identifies extension potential, subject to local planning policy.
At 188 m² the property is well over the postcode median (92 m² across 16 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 88% of similar EPCs). Today's modelled estimate of £777,000 sits 92.3% above the 2018 sale of £404,000. On a £-per-square-foot basis, the last sale (£200/sq ft) was about 44.1% below the postcode norm. 4 planning records sit against the property, 0 approved, 0 refused. Most recent transfer: October 2018 at £404,000.
Know exactly what you're buying at 44 Cedar Crescent
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
- Bedrooms2
- Bathrooms1
Outside
- GarageYes
Building
- Extension potentialPossible
Energy performance
The EPC has just been inspected, so the rating reflects current condition.
EPC Rating
Planning history
- Jun 2021ConditionsIn report
Discharge of condition 3 (Materials) on planning application P20/S2729/HH Variation of condition 2 (approved Plans) of application P19/S0998/HH (single storey rear and side extension and alterations) - to allow for alterations to the approved scheme to facilitate provision of first floor accommodation within roof void
- Documents
- 5 docs on file
- Reference
- P21/S2289/DIS
- Feb 2021ExtensionFullIn report
Extension: Single storey
Variation of condition 2 (approved Plans) of application P19/S0998/HH (Single storey rear and side extension and alterations) -To allow for alterations to the approved scheme to facilitate provision of first floor accommodation within roof void (as amended by plan and additional information received 12 October 2020 providing floor level information and plans received 26 November 2020 reducing depth of side roof extension).
- Documents
- 8 docs on file
- Reference
- P20/S2729/HH
We flagged 1 thing worth checking at 44 Cedar Crescent
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.
- Larger development activity nearby
30-day money-back guarantee
Sales history & valuation
44 Cedar Crescent valuation sits well clear of the typical sold price in this postcode.
£777,000
Modelled from EPC, postcode comparables.
£404,000
Recorded with HM Land Registry.
Sales timeline
25 October 2018Most recent
£404,000
Median price across the last 5 sales in OX9 2AU: £600,000 (2025–2022).
Everything we know about 44 Cedar Crescent, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus other Cedar Crescent homes
Price per m² for 44 Cedar Crescent lags the street by a wide margin.
Price per m²
£2,149
Street avg £5,504
Floor Area
188 m²
Street avg 103 m²
Habitable Rooms
8 rooms
Street avg 5 rooms
CO₂ Emissions
3.7 t/year
Street avg 4.6 t/year
Similar properties nearby
1 Chestnut Avenue
OX9 2AP
1 Dorchester Place
OX9 2DL
1 Cedar Crescent
OX9 2AX
1 Hazel Avenue
OX9 2AW
1 Fothergill Place
OX9 2BP
1 Holliers Close
OX9 2EN
1 Conduit Hill Rise
OX9 2EJ
1 Hawthorn Avenue
OX9 2AS
The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
2/mo
Steady year-on-year across the wider district.
Nearest stop
0.4 km
Sycamore Drive — bus stop.
Closest school
0.3 km
Lord Williams's School. 4 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
45.6dB
Night-time· 23:00 – 07:00
37.8dB