Hilltop, Rooks Lane, Thame, OX9 2EA
About Hilltop
Hilltop is a two-bedroom detached house in Thame (OX9 2EA). It has a recorded floor area of 75 m² (around 807 sq ft), construction records dating it to 1950-1966 and council tax band E. The latest certificate (March 2015) shows a D (score 61), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 79). The latest certificate is from March 2015, so improvements made since then won't be reflected.
At 75 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 £563,000 is 28% above the 2015 sale price. On a £-per-square-foot basis, the last sale (£545/sq ft) was about 95.2% above the typical sold price in the postcode. On the market in May 2015 and unlisted since — roughly 11 years. 2 planning records sit against the property, 0 approved, 0 refused.
Know exactly what you're buying at Hilltop
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
Energy performance
Hilltop's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 11 Mar 2025
EPC Rating
Planning history
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
- Jan 2016ExtensionAmendmentIn report
Extension: Single storey · Rear of property
Non-material to application P15/S2965/HH alteration to fenestration. - Enlarge two first floor windows to rear - Remove one ground floor side window Demolition of lightweight extensions, extend and alter existing bungalow on two floors
- Documents
- 4 docs on file
- Reference
- P15/S4342/NM
- Oct 2015DemolitionFullIn report
Demolition of lightweight extensions, extend and alter existing bungalow on two floors
Extension- Documents
- 11 docs on file
- Reference
- P15/S2965/HH
We flagged 1 thing worth checking at Hilltop
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
Hilltop valuation sits well clear of the typical sold price in this postcode.
£563,000
Modelled from EPC, postcode comparables.
£440,000
Recorded with HM Land Registry.
Sales timeline
20 May 2015Most recent
£440,000
Median price across the last 5 sales in OX9 2EA: £280,000 (2025–2022).
Everything we know about Hilltop, 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
Hilltop outperforms the street on price per m² by a wide margin.
Price per m²
£5,867
Street avg £4,140
Floor Area
75 m²
Street avg 59 m²
Habitable Rooms
4 rooms
Street avg 3 rooms
CO₂ Emissions
3.8 t/year
Street avg 2.8 t/year
Similar properties nearby
1 Dorchester Place
OX9 2DL
1 Hazel Avenue
OX9 2AW
1 Cedar Crescent
OX9 2AX
1 Holliers Close
OX9 2EN
1 Conduit Hill Rise
OX9 2EJ
1 Fothergill Place
OX9 2BP
1 Hawthorn Avenue
OX9 2AS
1 Chestnut Avenue
OX9 2AP
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