29 Rooks Lane, Thame, OX9 2EA
About 29 Rooks Lane
29 Rooks Lane is a three-bedroom mid-terrace house in Thame (OX9 2EA). It has a recorded floor area of 86 m² (around 926 sq ft), construction records dating it to 1976-1982 and council tax band C. The latest certificate (July 2025) shows a C (score 80), near the top of the C band. When first surveyed in June 2014 the rating was D, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Very Poor to Good; while lighting dropped from Very Good to Good. The recommended improvements would push it to B (score 85). The property has underfloor heating on record, all of which lower running costs and tend to lift resale appeal. Records show the property has been extended at some point in its history.
At 86 m² the property is well over the postcode median (48 m² across 43 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £387,000 sits 90.6% above the 2019 sale of £203,000. On a £-per-square-foot basis, the last sale (£219/sq ft) was about 23.5% below the postcode norm. 3 planning records sit against the property, 0 approved, 1 refused. Most recent transfer: June 2019 at £203,000.
Know exactly what you're buying at 29 Rooks 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
- Bedrooms3
- Bathrooms2
- Open-plan layoutYes
- Dining roomYes
- EnsuiteYes
Outside
- Private gardenRear
Building
- Underfloor heatingYes
- Previously extendedYes
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
Hot water system upgraded
Low energy lighting percentage decreased
Heating controls upgraded for better temperature management
Hot water system upgraded
Windows upgraded, improving insulation
Wall insulation upgraded
More low energy lighting installed
Planning history
- Mar 2021PorchFullIn report
Extension: Front of property
Extension of front porch and second floor rooflight.
Extension- Documents
- 6 docs on file
- Reference
- P20/S4910/HH
- Dec 2020PorchAmendmentIn report
Non Material Amendment on planning application P19/S4581/HH -Construction of full width front porch Construction of front porch and first floor extension.
Extension- Documents
- 2 docs on file
- Reference
- P20/S4393/NM
We flagged 1 thing worth checking at 29 Rooks 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.
- Larger development activity nearby
30-day money-back guarantee
Sales history & valuation
29 Rooks Lane valuation sits well clear of the typical sold price in this postcode.
£387,000
Modelled from EPC, postcode comparables.
£203,000
Recorded with HM Land Registry.
Sales timeline
24 June 2019Most recent
£203,000
Median price across the last 5 sales in OX9 2EA: £280,000 (2025–2022).
Everything we know about 29 Rooks 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
- Larger development activity nearby
Versus other Rooks Lane homes
29 Rooks Lane outperforms the street on epc rating by a wide margin.
Price per m²
£2,360
Street avg £4,409
Floor Area
86 m²
Street avg 58 m²
Habitable Rooms
4 rooms
Street avg 3 rooms
CO₂ Emissions
1.6 t/year
Street avg 2.9 t/year
Similar properties nearby
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
0.1 km
Upper High Street — bus stop.
Closest school
0.4 km
Barley Hill Primary 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
48.1dB
Night-time· 23:00 – 07:00
38.4dB