Help to Buy Valuation in Aston, Cote, Shifford and Chimney

A Help to Buy valuation is needed when a property is being sold, remortgaged to a standard mortgage, or when the equity loan part of a Help to Buy agreement is being redeemed. A basic mortgage valuation only looks at the lender’s security, but a Help to Buy valuation gives a proper market figure for the property. That figure matters, because it sets how much equity goes back to the government and how much is left in the owner’s hands.

In Aston, Cote, Shifford and Chimney, the market has kept moving steadily, and West Oxfordshire has seen average house prices rise by 4.9% over the past year to £422,000. Buyers are drawn to village life that still sits within reach of Oxford and Witney, while developments such as Brier Furlong have added newer homes to the mix. For a sale or remortgage, the valuation has to reflect the current market in this exact spot, including the quirks of homes in the River Thames flood plain.

The RICS Red Book valuation must come from a RICS registered valuer with the right local knowledge. Our valuers know the West Oxfordshire market well, including what affects prices in Aston, Cote, Shifford and Chimney, such as flood risk, conservation area status, and access to schools and transport links. We prepare detailed reports that satisfy all Help to Buy Agency requirements.

The equity loan repayment is worked out from the percentage of the property value that the government originally funded. So, if the loan was 20% when the home was bought, 20% of the current market value is what gets repaid at redemption, no matter how much the property has risen since then. That is why an accurate RICS valuation matters, for both the Help to Buy Agency and a clear view of the finances.

• RICS Red Book compliant valuation
• Help to Buy Agency acceptance
• Fast turnaround available
• Local expert valuers

Aston, Cote, Shifford and Chimney is a civil parish in West Oxfordshire with a long history and a character of its own. The area lies in the River Thames flood plain, which is a major factor for both property values and insurance. The parish council has flagged flooding as a serious risk, and homes on Bull Street and Church Lane have had flooding issues in the past. When we arrange a Help to Buy valuation, we look closely at the property’s position in relation to flood risk areas, its age, and any flood mitigation measures already in place.

Older properties in the area are often built from Cotswold stone and Stonesfield slate, while some homes were put up using locally made Aston brick. The parish includes everything from 17th and 18th-century farmhouses to newer houses on developments such as Brier Furlong. Many homes sit within the conservation area, which can shape both value and any future renovation plans. Our valuers know how these local details feed into prices in Aston, Cote, Shifford and Chimney.

Local geology matters too. Aston, Cote, Chimney, and Shifford were all built on gravel terraces, so the ground is usually better drained than places with a high clay content. Even so, the River Thames is close by, and that keeps flood risk high, especially in periods of heavy rainfall and rising groundwater levels.

The parish council keeps a close watch on groundwater levels with data loggers, especially near proposed development sites, so it can build evidence around flood risk. It also maintains a Community Emergency Plan for flood events and works with the Bampton Flood Prevention Group, Windrush Against Sewage Pollution (WASP), and the Cotswolds Rivers Trust, driven by concern over Thames Water’s ageing infrastructure and sewage discharges.

Brier Furlong is one of the newer schemes in the parish, a Stonewater development of 40 plots nearing completion, with the first 8 of 40 plots due to be released imminently. The developer is also funding a defibrillator in Aston and public art at the site entrance. Other proposals include the Lonestar scheme of 16 custom-build houses off North Street, which could mean a 37% increase in Aston’s housing stock if approved. There is also a proposed 40-house development opposite Kingsway Cottages by Croudace, currently in the planning stages. All of this feeds into comparable sales and market values, which our valuers take into account when preparing the report.

Homes in Aston, Cote, Shifford and Chimney have their own features, and our valuers are trained to judge them properly. Many of the older properties in the parish date back to the 17th and 18th centuries, and were usually built with Cotswold stone and Stonesfield slate roofs. After the enclosure of 1855, a local brickworks produced Aston brick, which was used in some homes, including Cote House, built around 1744. These older building methods use lime-based mortars, which are softer and more breathable than modern cement mortars, and that affects both condition and value.

Older properties here often show dampness issues, especially where flooding has happened or where porous floors sit in flood-prone areas. Chimney defects turn up often too, from cracked or damaged brickwork and stonework to eroded mortar joints, damaged pots and flaunching, and problems caused by chemical reactions from flue gases. Buildings at low level, including those on Back Lane which flooded in July 2007, are especially exposed to highway runoff and surface water flooding.

When our surveyors value a Help to Buy property in this area, they take all of those points into account so the market valuation reflects the true worth of the home. Buyers are often attracted by the village character and the links to Oxford and Witney, but they are also well aware of flood risk, and that shows through in the figures we provide.