9 Stack House, West Hill, Oxted, RH8 9JA

9 Stack House is a three-bedroom detached house in Oxted (RH8 9JA). It has a recorded floor area of 160 m² (around 1722 sq ft) and construction records dating it to 1950-1966. The latest certificate (May 2025) shows a G (score 1), near the bottom of the EPC scale. Earlier certificates rated it E (April 2011); the latest reading is 2 bands lower. Between certificates, window efficiency went from Very Poor to Average; while wall efficiency dropped from Poor to Very Poor and roof efficiency dropped from Poor to Very Poor. The recommended improvements would lift it to C (score 73), a 4-band jump. Main heating runs on to be used only when there is no heating/hot. At 160 m² this is the 15th smallest of 16 units on EPC record in the building, where floor areas span 96–163 m². The building's EPC ratings span G to B, with this unit at the bottom. On EPC score it ranks last in the building (1 versus a best of 82).

At 160 m² the property is well over the postcode median (112 m² across 23 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Most recent transfer was May 2025 at £450,000 — fresh data. One planning record on file: new windows approved in 2026. Past consents include new windows, meaningful when judging how the property has evolved. Across 2012–2025, sale prices on this property compounded at -2.2% per year. Today's modelled estimate of £558,000 is 24% above the 2025 sale price. On a £-per-square-foot basis, the last sale (£261/sq ft) was about 15.2% below the postcode norm.