Cobb Hall Cottage, Stoke Talmage, Thame, OX9 7ES
About Cobb Hall Cottage
Cobb Hall Cottage is a detached house in Stoke Talmage, Thame, Thame (OX9 7ES). It has a recorded floor area of 151 m² (around 1625 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (June 2012) shows an E (score 46), well below the UK norm with real room to improve. Earlier certificates rated it D (March 2012); the latest reading is one band lower. Between certificates, lighting dropped from Good to Average. The recommended improvements would lift it to C (score 74), a 2-band jump. Main heating runs on oil. The latest certificate is from June 2012, so improvements made since then won't be reflected.
Across 2012–2016, sale prices on this property compounded at -10.5% per year. Today's modelled estimate of £621,000 sits 55.3% above the 2016 sale of £400,000. Last sold in October 2016, so it's been off the market for around 10 years. 3 planning records sit against the property, 0 approved, 0 refused.
Know exactly what you're buying at Cobb Hall Cottage
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
Cobb Hall Cottage'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This certificate is over 10 years old and is no longer valid.Expired 24 Jun 2022
EPC Rating
Property Improvements
Changes detected from historical EPC data
Loft insulation upgraded to recommended levels
Planning history
- Mar 2021AnnexAmendmentIn report
Non Material amendment to application P20/S3599/FUL to add additional timber double-glazed 860mm x 720mm ground-floor level window at the rear of the property. Proposed conversion and extension of garage, in order to provide additional ancillary living accommodation.
Extension- Documents
- 5 docs on file
- Reference
- P21/S0862/NM
- Dec 2020Garage ConversionFullIn report
Proposed conversion and extension of garage, in order to provide additional ancillary living accommodation (as clarified by agent's email and amended plan received 27th November 2020)
ExtensionAnnex- Documents
- 15 docs on file
- Reference
- P20/S3599/FUL
What's in Cobb Hall Cottage, Stoke Talmage, Thame, OX9 7ES's planning history?
1 more on this property, plus refusals, disputes and full decisions nearby, in the report.
Sales history & valuation
£621,000
Modelled from EPC, postcode comparables and a sale-price growth of -10.5% per year over 4 years.
£400,000
Growth on file: -10.5% per year over 4 years.
Sales timeline
4 October 2016Most recent
£400,000
-38.0%over 4 years20 June 2012
£645,000
Everything we know about Cobb Hall Cottage, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
- Am I paying too much?
- Is something wrong with it?
- Is the agent's story true?
- Will it hold its value?
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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
2.0 km
Oak Farm Close — bus stop.
Closest school
2.3 km
Tetsworth Primary School. 1 school 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
44.9dB
Night-time· 23:00 – 07:00
37.8dB