# 3 bedroom detached house for sale (OX15 5LP)

## Property Details

| Key | Value |
|-----|-------|
| Address | GARDEN COTTAGE, PARK HILL, BANBURY, HOOK NORTON, OXFORDSHIRE OX15 5LP |
| Price | £625,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | F |
| Construction age | England and Wales: 1996-2002 |
| Floor area | 134 m² |
| Last sold | £620,000 Apr 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 16/09/2032
- **Current heating cost:** £795/year
- **Est. upgrade cost to C:** £14,725

### Recommendations
- A (£100 - £350)
- W2 (£4,000 - £6,000)
- 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/0191-2183-7012-2992-7771)

## Description

A very pretty Period house in Hook Norton, Oxfordshire. From the front door you enter into the hallway. The sitting room is well proportioned with a brick fireplace and exposed beams. The modern kitchen has a range of wall and base units with integrated appliances, a breakfast bar and tiled flooring. Other features include two sets of French doors, exposed beams and good access to the terrace. A utility room and cloakroom complete the ground floor.

On the first floor there are three good sized bedrooms served by two modern, well presented bathrooms, one of them being en-suite. Overall a very comfortable family village house.

**Outside**

The front garden has a mixture of shrubs and mature flowers beds. The pretty rear garden is primarily laid to lawn with a paved terrace and glass pergola overhead allowing for a great area for entertaining and dining. There is a home office/studio, workshop and garden shed.

**Situation**

Hook Norton is located south west of Banbury towards the market town of Chipping Norton.  This is a large ironstone village in rolling countryside on the Warwickshire border.  On the western edge of the village, the road leads to the Hook Norton Brewery producing fine ales by traditional methods. The Church has a commanding position within the centre of the village, with a 15th Century tower. The village has a range of local shops, a post office, an active sport and social club and both doctors and dentists surgeries.  There is also a choice of public houses, a parish church and a Church of England primary school.  The property is within easy access of Soho Farmhouse, Great Tew. The house is in close proximity to the tennis and sports club, butchers, library and school.

**Additional Information**

Cherwell District Council- Council Tax Band F

## Property Photos

- ![External](/listings/photos/127264034/639993) - External
- ![Sitting Room](/listings/photos/127264034/639994) - Sitting Room
- ![Kitchen/ Dining Room](/listings/photos/127264034/639995) - Kitchen/ Dining Room
- ![Snug](/listings/photos/127264034/639996) - Snug
- ![Bedroom](/listings/photos/127264034/639997) - Bedroom
- ![Bathroom](/listings/photos/127264034/639998) - Bathroom
- ![Rear External](/listings/photos/127264034/639999) - Rear External
- ![Picture No. 13](/listings/photos/127264034/640000) - Picture No. 13
- ![Rear External](/listings/photos/127264034/640001) - Rear External
- ![Garden](/listings/photos/127264034/640002) - Garden

## Floorplans

- ![Floorplan](/listings/photos/127264034/640003) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/127264034/640004) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| GARDEN COTTAGE PARK HILL, HOOK NORTON, BANBURY, CHERWELL, OXFORDSHIRE, OX15 5LP | £620,000 | 13/04/2023 | Detached |
| GARDEN COTTAGE PARK HILL, HOOK NORTON, BANBURY, CHERWELL, OXFORDSHIRE, OX15 5LP | £160,000 | 26/08/2011 | Detached |
| GARDEN COTTAGE PARK HILL, HOOK NORTON, BANBURY, CHERWELL, OXFORDSHIRE, OX15 5LP | £185,000 | 16/03/1999 | Detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| LABURNUM BRICK HILL, HOOK NORTON, BANBURY, CHERWELL, OXFORDSHIRE, OX15 5QA | £495,000 | 18/12/2025 | Detached |
| ORCHARD END BELLS LANE, HOOK NORTON, BANBURY, CHERWELL, OXFORDSHIRE, OX15 5LJ | £420,000 | 08/12/2023 | Detached |
| GLENTHORNE PARK ROAD, HOOK NORTON, BANBURY, CHERWELL, OXFORDSHIRE, OX15 5PY | £510,000 | 13/10/2023 | Detached |
| ANVIL HOUSE HIGH STREET, HOOK NORTON, BANBURY, CHERWELL, OXFORDSHIRE, OX15 5NH | £722,500 | 30/06/2023 | Detached |
| MILLSTONE BELLS LANE, HOOK NORTON, BANBURY, CHERWELL, OXFORDSHIRE, OX15 5LJ | £410,500 | 06/04/2023 | Detached |
| [Same street] 5 PARK HILL, HOOK NORTON, BANBURY, CHERWELL, OXFORDSHIRE, OX15 5LP | £490,000 | 30/03/2023 | Detached |
| HILL VIEW 3 SIBFORD ROAD, HOOK NORTON, BANBURY, CHERWELL, OXFORDSHIRE, OX15 5JP | £430,000 | 20/12/2022 | Detached |
| PENNYFARTHING BELLS LANE, HOOK NORTON, BANBURY, CHERWELL, OXFORDSHIRE, OX15 5LJ | £765,000 | 26/08/2022 | Detached |
| BROOK COTTAGE PARK ROAD, HOOK NORTON, BANBURY, CHERWELL, OXFORDSHIRE, OX15 5PX | £695,000 | 22/08/2022 | Detached |
| ERRADALE EAST END, HOOK NORTON, BANBURY, CHERWELL, OXFORDSHIRE, OX15 5LG | £428,000 | 22/06/2022 | Detached |
| SOUTHCROFT HOUSE SOUTHROP ROAD, HOOK NORTON, BANBURY, CHERWELL, OXFORDSHIRE, OX15 5PP | £1,775,000 | 31/03/2022 | Detached |
| WOOLSTHORPE BURYCROFT ROAD, HOOK NORTON, BANBURY, CHERWELL, OXFORDSHIRE, OX15 5PR | £651,250 | 06/01/2022 | Detached |
| SPRING GARTH, 5 PARK CLOSE, HOOK NORTON, BANBURY, CHERWELL, OXFORDSHIRE, OX15 5PZ | £418,000 | 05/08/2021 | Detached |
| HAWTHORN HOUSE ROPE WAY, HOOK NORTON, BANBURY, CHERWELL, OXFORDSHIRE, OX15 5QD | £740,000 | 30/07/2021 | Detached |
| BURYCROFT HOUSE BURYCROFT ROAD, HOOK NORTON, BANBURY, CHERWELL, OXFORDSHIRE, OX15 5PR | £1,150,000 | 28/07/2021 | Detached |
| 20 WELL BANK, HOOK NORTON, BANBURY, CHERWELL, OXFORDSHIRE, OX15 5LN | £339,500 | 27/07/2021 | Detached |
| HOLLYTREE COTTAGE SIBFORD ROAD, HOOK NORTON, BANBURY, CHERWELL, OXFORDSHIRE, OX15 5JU | £400,000 | 25/06/2021 | Detached |

**Street average:** £490,000 (1 sale)
**Area average:** £646,859 (16 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £658,467 (37 Detached, OX15, 2024–2026)
- **Deviation:** -5.1%

## Rental Range

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

- **Low:** £1,160/mo
- **Realistic:** £1,289/mo
- **Optimistic:** £1,418/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Cherwell Valley (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,182/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 |
|------|------|------|------|------|
| 3 Bed Terraced House, The Old Wood Yard, OX15 | £1,300/mo | 3 | 0.07 miles | OpenRent |

**Average rent: £1,300/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.21% (weak for cashflow)
- **Max investor price (0.8%):** £162,500
- **Target investor price (1%):** £130,000

*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 £1,300/mo).*

- **Gross yield:** 2.5%
- **Cost-to-rent:** 40.1×
- **Monthly cashflow:** £-1,316/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -8.7%

*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).*

## Price per Square Metre

- **£/m²:** £4,664/m²

## Capital growth trend

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

- **5y growth:** -24.8%
- **10y growth:** 37.9%

## House Price Index (HM Land Registry)

*Official index for Cherwell; Detached series; as of March 2026.*

- **1y growth (index):** 1.9%
- **5y growth (index):** 17.9%
- **10y growth (index):** 24.3%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

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