# 3 bedroom semi-detached house for sale (OX16 1PY) ## Property Details | Key | Value | |-----|-------| | Address | 85 WOODFIELD, BANBURY, OXFORDSHIRE OX16 1PY | | Price | £139,950 | | Bedrooms | 3 | | Construction age | England and Wales: 1967-1975 | | Floor area | 87 m² | | Last sold | £243,000 Dec 2023 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 03/10/2032 - **Current heating cost:** £525/year - **Est. upgrade cost to C:** £14,955 ### Recommendations - W2 (£4,000 - £6,000) - E (£55) - 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/8090-8645-0622-7202-3023) ## Description TOO LATE!! SOLD SUBJECT TO CONTRACT IN TWO DAYS!! WE URGENTLY REQUIRE MORE 3 BED PROPERTIES ON RUSCOTE TO SELL, PLEASE CALL 01295 257474 FOR AN APPRAISAL. SEMI DETACHED HOUSE * ENTRANCE PORCH * SPACIOUS ENTRANCE HALL * CLOAKROOM * DOUBLE ASPECT LIVING/DINING ROOM * KITCHEN * THREE BEDROOMS * BATHROOM (REFITTED IN 2007) * FRONT AND REAR GARDENS * WHITE PVCu DOUBLE GLAZED WINDOWS & EXTERNAL DOORS * GAS FIRED RADIATOR HEATING * COMMUNAL PARKING From Banbury Cross proceed in a norther direction through Horsefair onto North Bar Street continuing over the traffic lights onto the Southam Road (A361) turning left at the next roundabout in the direction of Tesco. Proceed over the following roundabout onto Ruscote Avenue (A422) turning right at the following roundabout onto Longelandes Way. Proceed to turn left to Woodfield continue down this road, taking the first right hand turn, where this property is located in the furthest block on your left hand side and is approached by a foothpath and communal parking is available within the parking areas, off this roadway and is identified by a "For Sale" board. 208092 **Draft particulars only awaiting clients approval ** A well presented, spacious, semi detached house having been modernised over recent years to include refitted bathroom, contemporary kitchen, replacement white PVCu double glazed windows and external doors and gas fired radiator heating with a combination boiler. Situated in the Ruscote area of Banbury within walking distance of neighbourhood shops and an area of open space with a children's play area and on a good bus route, this well presented property has been the subject to a great deal of modernisation started by the previous owner and the majority completed by the current owners who have been here since 2005. The previous owners refitted the kitchen whilst the current owners carried out further works to include: replacement white PVCu double glazed windows and external doors (approx. 2009), new gas fired combination boiler (approx. 2009) and the bathroom was refitted (approx 2007). Most purchasers should therefore find that this property is presented in a condition most people would be happy to move into and ready for your own personal touches to make it your home. **The accommodation comprises: **Gated pathway leads to double glazed entrance porch with sliding doors and chrome handle leading to: **Entrance porch** quarry tiled floor. From the entrance porch an obscure double glazed entrance door with letter box and chrome door handle gives access to: **Spacious Entrance Hall **having a wood strip effect laminate flooring. Stairs rising to the first floor with a useful under stair cupboard. Cupboard housing gas fired combination boiler. From the entrance hall fielded and panelled effect doors with brushed stainless steel handles give access to: The **Cloakroom **which has a coloured suite comprising low level wc. Complementary ceramic tile splash back to full ceiling height, extending to wash hand basin. White PVCu obscure double glazed window. Coat hanging hooks. **Living/Dining Room** being of double aspect and a spacious light and airy room with wood strip effect vinyl flooring continuing throughout this generous room. Natural lighting floods this room from a white PVCu double glazed window to the front aspect and a white PVCu double glazed sliding patio doors to the rear aspect overlooking and giving access to the rear garden. Within the living area there is ample room for appropriately sized lounge furniture. Television point. An archway leads from the Living Room through to: The **Dining Area **which would accommodate a six seater dining table, both of these rooms have coving to the ceiling and recessed ceiling spotlights and there are three wall light points in the dining room. Access is gained to the kitchen from both the entrance hall and the dining room. **Kitchen **Contemporary fitted kitchen comprising granite effect laminate work surface with inset single stainless steel drainer sink with chrome mixer tap and complementary ceramic tile splash back. Double glazed window to rear aspect, over sink, overlooking rear garden. Range of light timber laminate fronted base units below comprising cupboards and drawers with matching range of eye level kitchen wall units. Matching drawered unit with work surface overhanging to provide free space below for kitchen refuse bin. Space and plumbing for washing machine. Space and plumbing for slim line dishwasher. Brushed stainless steel double oven, main oven being fan assisted and grill. Four ring ceramic hob. Re-circulating hood over. Space for fridge/freezer. Recessed ceiling spotlights. Obscure double glazed door giving access to the rear garden. From the entrance hall stairs rise to: **First Floor Landing **loft hatch giving access to roof space, having loft ladder and being part boarded. From the first floor landing fielded and panelled effect door with brushed stainless steel handles give access to all first floor rooms and to: The **airing cupboard **which has slatted shelving and a radiator. **Bedroom 1 **is a good sized double bedroom, having a fitted wardrobe running the length of one wall, with mirrored sliding doors and then a further recessed area suitable for a chest of drawers or dressing table. White PVCu double glazed window to the front aspect. Space for double bed with bedside cabinet to either side. Coving to ceiling. Two wall light points. Telephone point. **Bedroom 2 **is a good sized double bedroom, situated at the rear of the house and also benefits from having a recessed fitted double wardrobe cupboard. Television point. **Bedroom 3** is a single bedroom situated at the front of the property with a double glazed window to the front aspect and could accommodate a standard single bed and benefits from having a fitted double wardrobe cupboard. **Bathroom **was refitted in approximately 2007 with a contemporary bathroom suite comprising shower bath with chrome thermostatically controlled over bath shower. Chrome mixer tap and pop up waste. Ceramic tile splash back with limestone mosaic effect central border, extending to low level wc and light timber laminate fronted bathroom furniture comprising a cupboard below, with inset wash hand basin, with chrome mixer tap and fitted mirrored wall tile above. Recessed ceiling spotlights. Chrome towel radiator. Obscure double glazed window. Extractor fan. Ceramic tile floor. **Outside** **Front Garden** the property has a good sized front garden, which is enclosed with brick walling, with coping to the top and gated pathway leading to the front entrance porch. The garden is laid principally to gravel with flower borders which then gives **side access to the rear garden** providing space to store wheelie bins etc. **Rear Garden** laid to patio area immediately to the rear of the house and accessed from both the kitchen and the dining room. Patio then extends to a **brick shed **situated at the foot of the garden. The garden is enclosed with high timber fencing, offering a good degree of privacy, the balance of the garden being laid to lawn with a gravelled border. Outside light. Outside tap. THE PROPERTY MISDESCRIPTIONS ACT 1991 The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property. ## Property Photos - ![Photo](/listings/photos/24004755/1590473) - ![Photo](/listings/photos/24004755/1590474) - ![Photo](/listings/photos/24004755/1590475) - ![Photo](/listings/photos/24004755/1590476) - ![Photo](/listings/photos/24004755/1590477) - ![Photo](/listings/photos/24004755/1590478) - ![Photo](/listings/photos/24004755/1590479) - ![Photo](/listings/photos/24004755/1590480) - ![Photo](/listings/photos/24004755/1590481) - ![Photo](/listings/photos/24004755/1590482) - ![EPC](/listings/photos/24004755/1590483) - EPC ## FENSA Certificates This property has 2 FENSA certificate(s) on record. ### FENSA Certificate #6766566 - **Address:** 85 Woodfield, BANBURY, OX16 1PY - **Certificate Issued:** 24/08/2009 - **Work Completed:** 31/07/2009 - **Items:** 7 window(s), 2 door(s) ### FENSA Certificate #15564194 - **Address:** 85 Woodfield, BANBURY, OX16 1PY - **Certificate Issued:** 08/01/2023 - **Work Completed:** 02/12/2022 - **Items:** 2 window(s), 3 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 85 WOODFIELD, BANBURY, CHERWELL, OXFORDSHIRE, OX16 1PY | £243,000 | 12/12/2023 | Semi-detached | | 85 WOODFIELD, BANBURY, CHERWELL, OXFORDSHIRE, OX16 1PY | £139,995 | 11/12/2012 | Semi-detached | | 85 WOODFIELD, BANBURY, CHERWELL, OXFORDSHIRE, OX16 1PY | £136,500 | 26/08/2005 | Semi-detached | | 85 WOODFIELD, BANBURY, CHERWELL, OXFORDSHIRE, OX16 1PY | £60,000 | 15/07/1999 | Semi-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 | |---------|-------|------|------| | 16 DANESMOOR, BANBURY, CHERWELL, OXFORDSHIRE, OX16 1PZ | £238,000 | 06/12/2023 | Semi-detached | | 94 DANESMOOR, BANBURY, CHERWELL, OXFORDSHIRE, OX16 1QD | £229,950 | 06/10/2023 | Semi-detached | | [Same street] 91 WOODFIELD, BANBURY, CHERWELL, OXFORDSHIRE, OX16 1PY | £210,500 | 26/04/2023 | Semi-detached | | 44 EVENLODE, BANBURY, CHERWELL, OXFORDSHIRE, OX16 1PQ | £250,000 | 31/03/2023 | Semi-detached | | [Same street] 78 WOODFIELD, BANBURY, CHERWELL, OXFORDSHIRE, OX16 1PY | £190,000 | 29/03/2023 | Terraced | | 56 WINDRUSH, BANBURY, CHERWELL, OXFORDSHIRE, OX16 1PL | £220,000 | 22/12/2022 | Semi-detached | | [Same street] 94 WOODFIELD, BANBURY, CHERWELL, OXFORDSHIRE, OX16 1PY | £249,995 | 28/07/2022 | Semi-detached | | 83 PORTWAY, BANBURY, CHERWELL, OXFORDSHIRE, OX16 1QJ | £195,000 | 20/06/2022 | Semi-detached | | 10 DANESMOOR, BANBURY, CHERWELL, OXFORDSHIRE, OX16 1PZ | £212,500 | 25/03/2022 | Semi-detached | | 76 HIGH FURLONG, BANBURY, CHERWELL, OXFORDSHIRE, OX16 1PT | £240,000 | 07/02/2022 | Semi-detached | | 68 HIGH FURLONG, BANBURY, CHERWELL, OXFORDSHIRE, OX16 1PT | £222,000 | 30/09/2021 | Semi-detached | **Street average:** £216,832 (3 sales) **Area average:** £225,931 (8 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £301,146 (57 Semi-detached, OX16, 2024–2026) - **Deviation:** -53.5% ## Rental Range *ONS Price Index of Private Rents (Cherwell). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,162/mo - **Realistic:** £1,291/mo - **Optimistic:** £1,420/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, Drayton, OX15 | £3,699/mo | 3 | 1.06 miles | OpenRent | **Average rent: £3,699/mo (1 listing)** ## 1% Rule - **Rent ratio:** 2.64% (strong) - **Max investor price (0.8%):** £462,375 - **Target investor price (1%):** £369,900 *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 £3,699/mo).* - **Gross yield:** 31.7% - **Cost-to-rent:** 3.2× - **Monthly cashflow:** £2,753/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 81.4% *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:** £1,609/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 14.1% - **10y growth:** 21.4% ## House Price Index (HM Land Registry) *Official index for Cherwell; Semi-detached series; as of April 2026.* - **1y growth (index):** 4.2% - **5y growth (index):** 20.7% - **10y growth (index):** 27.4% ## 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)