# 11 CUMNOR ROAD, BOARS HILL, OXFORD, VALE OF WHITE HORSE, OXFORDSHIRE, OX1 5JP

## Property details

- Slug: `cde340a` (address key hash: `cde340a6d9c2f27d45055f2de51a5fe9df99960f`)
- Postcode: OX1 5JP
- Transactions on record: 3

- Tenure: Freehold
- Property type: Semi-detached
- Bathrooms: 3
- Floor area: 172 m²
- EPC rating: D
- Last sold: £625,000 Jan 2026
- Price per m²: £3,634/m²
- Local average: £604,100 (10 sales)
- Street crime: 6 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £625,000
- Date: 2026-01-30
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 04/06/2034
- **Current heating cost:** £1,884/year
- **Est. upgrade cost to C:** £18,945

### Recommendations
- Q (£4,000 - £14,000)
- E (£45)
- G (£350 - £450)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0320-2695-7360-2604-3825)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-30 | £625,000 | Semi-detached | +89.4% | £626,153 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-8088-d8ea-e063-4704a8c0bf7d) |
| Sold | 2003-11-20 | £330,000 | Semi-detached | +112.9% | £756,076 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/7b8bd7b1-f105-4aa7-8174-9834c8943681) |
| Sold | 2001-06-08 | £155,000 | Semi-detached | — | £468,886 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/a56f9ac2-5974-4362-86ea-985f3a10a1d1) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11 CUMNOR ROAD, BOARS HILL, OXFORD, VALE OF WHITE HORSE, OXFORDSHIRE, OX1 5JP | £625,000 | 30/01/2026 | Semi-detached |
| 11 CUMNOR ROAD, BOARS HILL, OXFORD, VALE OF WHITE HORSE, OXFORDSHIRE, OX1 5JP | £330,000 | 20/11/2003 | Semi-detached |
| 11 CUMNOR ROAD, BOARS HILL, OXFORD, VALE OF WHITE HORSE, OXFORDSHIRE, OX1 5JP | £155,000 | 08/06/2001 | Semi-detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [164067626](http://87.117.209.195:8080/listings/8179e58)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £625,000 |
| listed | 2025-07-02 | £600,000 |
| sold | 2003-01-01 | £330,000 |
| sold | 2001-01-01 | £155,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11 ROBINSON ROAD, WOOTTON, OXFORD, VALE OF WHITE HORSE, OXFORDSHIRE, OX1 5LE | £347,000 | 18/12/2025 | Semi-detached |
| 44 BESSELSLEIGH ROAD, WOOTTON, ABINGDON, VALE OF WHITE HORSE, OXFORDSHIRE, OX13 6DX | £310,000 | 21/10/2022 | Semi-detached |
| 39 BESSELSLEIGH ROAD, WOOTTON, ABINGDON, VALE OF WHITE HORSE, OXFORDSHIRE, OX13 6DW | £550,000 | 07/10/2022 | Semi-detached |
| 25 BESSELSLEIGH ROAD, WOOTTON, ABINGDON, VALE OF WHITE HORSE, OXFORDSHIRE, OX13 6DW | £390,000 | 30/06/2021 | Semi-detached |

**Area average:** £399,250 (4 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 22.1%
- **10y growth:** 2.8%

## House Price Index (HM Land Registry)

*Official index for Vale of White Horse; Semi-detached series; as of March 2026.*

- **1y growth (index):** 6.3%
- **5y growth (index):** 23.7%
- **10y growth (index):** 36.9%

## Rental Range

*ONS Price Index of Private Rents (Vale of White Horse). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,199/mo
- **Realistic:** £1,332/mo
- **Optimistic:** £1,465/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| Studio Flat, Wootton, OX13 | £1,250/mo | 1 | 0.09 miles | OpenRent |
| 3 Bed Terraced House, Robinson Road, OX1 | £1,850/mo | 3 | 0.13 miles | OpenRent |
| 2 Bed Detached House, Faringdon Road, OX2 | £1,950/mo | 2 | 0.99 miles | OpenRent |
| 1 Bed Maisonette, Boars Hill, OX1 | £1,250/mo | 1 | 1.09 miles | OpenRent |
| 1 Bed Flat, Faringdon Road, OX2 | £1,550/mo | 1 | 1.15 miles | OpenRent |

**Average rent: £1,570/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.25% (weak for cashflow)
- **Max investor price (0.8%):** £193,750
- **Target investor price (1%):** £155,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,550/mo).*

- **Gross yield:** 3%
- **Cost-to-rent:** 33.6×
- **Monthly cashflow:** £-1,091/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7.2%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 2 |
| Burglary | 1 |
| Other crime | 1 |
| Other theft | 1 |
| Vehicle crime | 1 |
| **Total incidents** | **6** |

*Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Wootton St Peter's Church of England Primary School | Primary | 0.3 miles | Good — 29 Apr 2019 |
| Dry Sandford Primary School | Primary | 0.5 miles | Good — 6 Feb 2013 |
| Sunningwell Church of England Primary School | Primary | 1.2 miles | Good — 11 Feb 2019 |
| Cothill House | Other | 1.3 miles | — (No rating) |
| Appleton Church of England (A) Primary School | Primary | 1.9 miles | Good — 21 Sep 2022 |