Sold STC Detached

8 PERCH RISE

WANTAGE, OXFORDSHIRE OX12 9ZB

3 beds 2 baths 990 sq ft Listed 1 Feb 2024 (-877d)

£395,000

Reduced on 27 Aug 2024

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# 3 bedroom detached house for sale (OX12 9ZB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 8 PERCH RISE, WANTAGE, OXFORDSHIRE OX12 9ZB |
| Price | £395,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | E |
| Floor area | 92 m² |
| Last sold | £395,000 Dec 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 07/08/2028
- **Current heating cost:** £227/year
- **Est. upgrade cost to C:** £11,500

### Recommendations
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8978-7638-5590-4988-5906)

## Description

Superbly presented and much improved by the only owner this three-bedroom detached home occupies a larger than average plot on Abbey Homes'

## Property Photos

- ![Photo 17](/listings/photos/144233375/739778) - Photo 17
- ![Photo 16](/listings/photos/144233375/739779) - Photo 16

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 PERCH RISE, WANTAGE, VALE OF WHITE HORSE, OXFORDSHIRE, OX12 9ZB | £395,000 | 11/12/2024 | Detached |
| 8 PERCH RISE, WANTAGE, VALE OF WHITE HORSE, OXFORDSHIRE, OX12 9ZB | £337,995 | 21/11/2018 | 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 |
|---------|-------|------|------|
| 9 CARP HOLLOW, WANTAGE, VALE OF WHITE HORSE, OXFORDSHIRE, OX12 9ZE | £480,000 | 12/01/2026 | Detached |
| 12 OLD CANAL VIEW, WANTAGE, VALE OF WHITE HORSE, OXFORDSHIRE, OX12 9GL | £585,000 | 05/01/2026 | Detached |
| 9 BADGERS DRIVE, WANTAGE, VALE OF WHITE HORSE, OXFORDSHIRE, OX12 9WJ | £429,000 | 24/10/2023 | Detached |
| 3 PIKE REACH, WANTAGE, VALE OF WHITE HORSE, OXFORDSHIRE, OX12 9WR | £400,000 | 28/06/2023 | Detached |
| 21 ROACH BANK, WANTAGE, VALE OF WHITE HORSE, OXFORDSHIRE, OX12 9ZD | £460,000 | 20/04/2023 | Detached |
| 4 LIME KILN, WANTAGE, VALE OF WHITE HORSE, OXFORDSHIRE, OX12 9GE | £500,000 | 12/12/2022 | Detached |
| 44 BADGERS DRIVE, WANTAGE, VALE OF WHITE HORSE, OXFORDSHIRE, OX12 9WJ | £527,000 | 30/09/2022 | Detached |
| 11 BADGERS DRIVE, WANTAGE, VALE OF WHITE HORSE, OXFORDSHIRE, OX12 9WJ | £567,500 | 30/09/2022 | Detached |
| 1 OLD CANAL VIEW, WANTAGE, VALE OF WHITE HORSE, OXFORDSHIRE, OX12 9GL | £392,500 | 26/08/2022 | Detached |
| 29 BADGERS DRIVE, WANTAGE, VALE OF WHITE HORSE, OXFORDSHIRE, OX12 9WJ | £428,000 | 22/07/2022 | Detached |
| 18 SEGSBURY ROAD, WANTAGE, VALE OF WHITE HORSE, OXFORDSHIRE, OX12 9XP | £383,000 | 12/07/2022 | Detached |
| STOCKHAM HOUSE LIME KILN, WANTAGE, VALE OF WHITE HORSE, OXFORDSHIRE, OX12 9BG | £1,140,000 | 05/04/2022 | Detached |
| 7 ROACH BANK, WANTAGE, VALE OF WHITE HORSE, OXFORDSHIRE, OX12 9ZD | £400,000 | 31/03/2022 | Detached |
| 34 BADGERS DRIVE, WANTAGE, VALE OF WHITE HORSE, OXFORDSHIRE, OX12 9WJ | £460,000 | 01/02/2022 | Detached |

**Area average:** £510,857 (14 sales)

## Price vs local average

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

- **Local average:** £610,415 (46 Detached, OX12, 2024–2026)
- **Deviation:** -35.3%

## Rental Range

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

- **Low:** £1,200/mo
- **Realistic:** £1,333/mo
- **Optimistic:** £1,466/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, Naldertown, OX12 | £1,100/mo | 3 | 0.4 miles | OpenRent |
| 3 Bed Detached House, Armstrong Avenue, OX12 | £1,800/mo | 3 | 0.71 miles | OpenRent |

**Average rent: £1,450/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.37% (weak for cashflow)
- **Max investor price (0.8%):** £181,250
- **Target investor price (1%):** £145,000

*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 £1,450/mo).*

- **Gross yield:** 4.4%
- **Cost-to-rent:** 22.7×
- **Monthly cashflow:** £-276/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.9%

*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).*

## Price per Square Metre

- **£/m²:** £4,293/m²

## Capital growth trend

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

- **5y growth:** 27.6%
- **10y growth:** 55.4%

## House Price Index (HM Land Registry)

*Official index for Vale of White Horse; Detached series; as of March 2026.*

- **1y growth (index):** 5.5%
- **5y growth (index):** 22%
- **10y growth (index):** 34%

## 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)

Photo 17 Photo 16

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Property details

Tenure

FREEHOLD

Floor area

92 m²

Council tax band

EPC rating

Last sold

£395,000 Dec 2024

Price per m²

£4,293/m²

Local average

£610,415 (-35.3%)

Deprivation

Decile 8 (23,701 of 33,755)

Street crime

85 incidents within 1 mile (Apr 2026)

Description

Superbly presented and much improved by the only owner this three-bedroom detached home occupies a larger than average plot on Abbey Homes'

Listed by

Wantage

Green & Co

Reference: 144233375

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: A

Inspection date: 08/08/2018

Expiry date: 07/08/2028

Current heating cost: £227/year

Potential heating cost: £228/year

Est. upgrade cost to C: £11,500

Recommendations

Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

17% since 2018

Event	Date	Price	% change
Sold	11/12/2024 (1 year ago)	£395,000	+16.9%
Sold	21/11/2018 (7 years ago)	£337,995	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
9 CARP HOLLOW, WANTAGE, VALE OF WHITE HORSE, OXFORDSHIRE, OX12 9ZE	£480,000	12/01/2026	Detached
12 OLD CANAL VIEW, WANTAGE, VALE OF WHITE HORSE, OXFORDSHIRE, OX12 9GL	£585,000	05/01/2026	Detached
9 BADGERS DRIVE, WANTAGE, VALE OF WHITE HORSE, OXFORDSHIRE, OX12 9WJ	£429,000	24/10/2023	Detached
3 PIKE REACH, WANTAGE, VALE OF WHITE HORSE, OXFORDSHIRE, OX12 9WR	£400,000	28/06/2023	Detached
21 ROACH BANK, WANTAGE, VALE OF WHITE HORSE, OXFORDSHIRE, OX12 9ZD	£460,000	20/04/2023	Detached
4 LIME KILN, WANTAGE, VALE OF WHITE HORSE, OXFORDSHIRE, OX12 9GE	£500,000	12/12/2022	Detached
44 BADGERS DRIVE, WANTAGE, VALE OF WHITE HORSE, OXFORDSHIRE, OX12 9WJ	£527,000	30/09/2022	Detached
11 BADGERS DRIVE, WANTAGE, VALE OF WHITE HORSE, OXFORDSHIRE, OX12 9WJ	£567,500	30/09/2022	Detached
1 OLD CANAL VIEW, WANTAGE, VALE OF WHITE HORSE, OXFORDSHIRE, OX12 9GL	£392,500	26/08/2022	Detached
29 BADGERS DRIVE, WANTAGE, VALE OF WHITE HORSE, OXFORDSHIRE, OX12 9WJ	£428,000	22/07/2022	Detached
18 SEGSBURY ROAD, WANTAGE, VALE OF WHITE HORSE, OXFORDSHIRE, OX12 9XP	£383,000	12/07/2022	Detached
STOCKHAM HOUSE LIME KILN, WANTAGE, VALE OF WHITE HORSE, OXFORDSHIRE, OX12 9BG	£1,140,000	05/04/2022	Detached
7 ROACH BANK, WANTAGE, VALE OF WHITE HORSE, OXFORDSHIRE, OX12 9ZD	£400,000	31/03/2022	Detached
34 BADGERS DRIVE, WANTAGE, VALE OF WHITE HORSE, OXFORDSHIRE, OX12 9WJ	£460,000	01/02/2022	Detached

Area average: £510,857 (14 sales)

Capital growth trend

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

5y growth 27.6%

10y growth 55.4%

House Price Index (HM Land Registry — official index, not sold-price averages): Vale of White Horse. Series: Detached. As of March 2026.

1y (index) 5.5%

5y (index) 22%

10y (index) 34%

Rental Range

Estimated market rent for Vale of White Horse. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,200/mo

Realistic £1,333/mo

Optimistic £1,466/mo

Based on Local Authority from postcode lookup → Vale of White Horse.

Location

Map view View on Google Maps View on OpenStreetMap Street View OX12 9ZB

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Stockham School	0.2 miles
Shop	Autodiscovery	0.6 miles
Shop	Argos	0.7 miles
Hospital	Wantage Community Hospital	1.0 miles
University	University of Oxford	7.4 miles
Train station	Didcot Halt	8.4 miles
Train station	Burlescombe	8.4 miles
University	Peking University HSBC Business School (Foxcombe Hall UK Campus)	10.4 miles

Street-level crime

Category	Count
Violence and sexual offences	33
Public order	12
Anti-social behaviour	11
Drugs	7
Shoplifting	6
Other theft	5
Burglary	3
Criminal damage and arson	2
Other crime	2
Possession of weapons	2
Vehicle crime	2
Total incidents	85

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Stockham Primary School	Primary	0.2 miles	Outstanding — 6 May 2019
Fitzwaryn School	Other	0.3 miles	Outstanding — 7 Jul 2022
King Alfred's	Secondary	0.7 miles	Good — 5 May 2022
St Nicholas CofE Primary School	Primary	0.8 miles	Good — 2 Oct 2017
Wantage Church of England Primary School	Primary	1.0 miles	Good — 20 Jul 2015

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, Naldertown, OX12	£1,100/mo	3	0.4 miles	OpenRent
3 Bed Detached House, Armstrong Avenue, OX12	£1,800/mo	3	0.71 miles	OpenRent

Average rent: £1,450/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.37%

Max investor price (0.8%) £181,250

Target investor price (1%) £145,000

Gross yield 4.4%

Cost-to-rent ratio 22.7×

Monthly cashflow £-276/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.9%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).