# THE WILLOWS BLACKNALL ROAD, ABINGDON, VALE OF WHITE HORSE, OXFORDSHIRE, OX14 5HE

## Property details

- Slug: `ceb5849` (address key hash: `ceb58491a7c579ce9eceda60ec28a0f7e2d152f2`)
- Postcode: OX14 5HE
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 64 m²
- EPC rating: D
- Year built: England and Wales: 1983-1990
- Last sold: £292,500 Mar 2026
- Price per m²: £4,570/m²
- Local average: £411,220 (61 sales)
- Street crime: 140 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £292,500
- Date: 2026-03-26
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 02/09/2029
- **Current heating cost:** £454/year

### Recommendations
- W2 (6,000)
- E (20)
- G (450)
- N (6,000)
- U (5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8511-6021-4790-6927-9902)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-26 | £292,500 | Semi-detached | +21.9% | £288,460 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-5224-b8d0-e063-4704a8c08d98) |
| Sold | 2020-11-25 | £240,000 | Semi-detached | — | £284,651 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/ba558b32-f576-76ef-e053-6b04a8c0b4b7) |

*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 |
|---------|-------|------|------|
| THE WILLOWS BLACKNALL ROAD, ABINGDON, VALE OF WHITE HORSE, OXFORDSHIRE, OX14 5HE | £292,500 | 26/03/2026 | Semi-detached |
| THE WILLOWS BLACKNALL ROAD, ABINGDON, VALE OF WHITE HORSE, OXFORDSHIRE, OX14 5HE | £240,000 | 25/11/2020 | 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: [159327461](http://87.117.209.195:8080/listings/8a439da)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £292,500 |
| listed | 2025-03-12 | £300,000 |
| sold | 2020-01-01 | £240,000 |
| sold | 1997-01-01 | £73,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 143 GAINSBOROUGH GREEN, ABINGDON, VALE OF WHITE HORSE, OXFORDSHIRE, OX14 5JW | £300,000 | 03/12/2025 | Semi-detached |
| 53 CALDECOTT CHASE, ABINGDON, VALE OF WHITE HORSE, OXFORDSHIRE, OX14 5GZ | £357,500 | 28/11/2025 | Semi-detached |
| 86 CALDECOTT ROAD, ABINGDON, VALE OF WHITE HORSE, OXFORDSHIRE, OX14 5HD | £378,000 | 14/07/2025 | Semi-detached |
| 3 JOHN MORRIS ROAD, ABINGDON, VALE OF WHITE HORSE, OXFORDSHIRE, OX14 5HN | £300,000 | 21/02/2025 | Semi-detached |
| 26 CALDECOTT CHASE, ABINGDON, VALE OF WHITE HORSE, OXFORDSHIRE, OX14 5GZ | £320,000 | 09/06/2023 | Semi-detached |
| 51 CALDECOTT CHASE, ABINGDON, VALE OF WHITE HORSE, OXFORDSHIRE, OX14 5GZ | £334,000 | 04/04/2023 | Semi-detached |
| 62 CALDECOTT ROAD, ABINGDON, VALE OF WHITE HORSE, OXFORDSHIRE, OX14 5HB | £368,000 | 17/03/2023 | Semi-detached |
| 14 CALDECOTT CHASE, ABINGDON, VALE OF WHITE HORSE, OXFORDSHIRE, OX14 5GZ | £265,000 | 20/12/2022 | Semi-detached |
| 16 CALDECOTT ROAD, ABINGDON, VALE OF WHITE HORSE, OXFORDSHIRE, OX14 5HB | £415,000 | 28/11/2022 | Semi-detached |
| 59 JOHN MORRIS ROAD, ABINGDON, VALE OF WHITE HORSE, OXFORDSHIRE, OX14 5HN | £275,000 | 05/08/2022 | Semi-detached |
| 112 CALDECOTT ROAD, ABINGDON, VALE OF WHITE HORSE, OXFORDSHIRE, OX14 5HD | £435,000 | 18/07/2022 | Semi-detached |
| 105 SAXTON ROAD, ABINGDON, VALE OF WHITE HORSE, OXFORDSHIRE, OX14 5JB | £300,000 | 07/06/2022 | Semi-detached |
| 8 BLACKNALL ROAD, ABINGDON, VALE OF WHITE HORSE, OXFORDSHIRE, OX14 5HE | £315,000 | 30/09/2021 | Semi-detached |
| 87 JOHN MORRIS ROAD, ABINGDON, VALE OF WHITE HORSE, OXFORDSHIRE, OX14 5HN | £290,000 | 31/08/2021 | Semi-detached |

**Area average:** £332,321 (14 sales)

## Capital growth trend

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

- **5y growth:** -8.7%
- **10y growth:** 7.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 4.6%
- **5y growth (index):** 21.6%
- **10y growth (index):** 30.3%

## Rental Range

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

- **Low:** £1,202/mo
- **Realistic:** £1,336/mo
- **Optimistic:** £1,470/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Terraced House, Crown Mews, OX14 | £1,350/mo | 2 | 0.38 miles | OpenRent |
| 2 Bed Flat, Bury Street, OX14 | £1,400/mo | 2 | 0.6 miles | OpenRent |

**Average rent: £1,375/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.47% (weak for cashflow)
- **Max investor price (0.8%):** £171,875
- **Target investor price (1%):** £137,500

*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 £1,375/mo).*

- **Gross yield:** 5.6%
- **Cost-to-rent:** 17.7×
- **Monthly cashflow:** £61/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.9%

*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 | 54 |
| Public order | 22 |
| Anti-social behaviour | 21 |
| Shoplifting | 12 |
| Criminal damage and arson | 8 |
| Drugs | 7 |
| Other theft | 4 |
| Other crime | 3 |
| Vehicle crime | 3 |
| Bicycle theft | 2 |
| Burglary | 2 |
| Possession of weapons | 2 |
| **Total incidents** | **140** |

*Within 1 mile during Jun 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 |
|------|------|----------|--------|
| Caldecott Primary School | Primary | 0.1 miles | Good — 4 May 2023 |
| Thameside Primary School | Primary | 0.2 miles | Good — 13 Jul 2023 |
| Carswell Community Primary School | Primary | 0.4 miles | Good — 23 Jun 2015 |
| The Unicorn School | Other | 0.5 miles | — (No rating) |
| Abingdon School | Other | 0.6 miles | — (No rating) |