Buying in Oxted: the data-sheet

Oxted sits in the Tandridge district of east Surrey, covered by the RH8 postcode, in the gap the M25 and the railway both take through the North Downs. Two stations serve the area — Hurst Green at about 0.7 km from the centre and Oxted at about 1.0 km — running into London Bridge and Victoria. The town is small, the surrounding land is largely Green Belt, and the housing stock is weighted towards detached and semi-detached houses rather than flats.

Each figure below carries the window it was measured over.

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The 6-dimension summary

Dimension	Oxted (RH8)	Source and vintage
Median sold price	£566,000	HMLR PPD, 12 months to 31 Jul 2026
State primaries and secondaries within 3 km rated Good or Outstanding	6 of 6	Ofsted / GIAS, as at 17 Sep 2026
Recorded crime per 1,000 residents (Tandridge)	54.1	Home Office / ONS, year to Mar 2026
Premises with 100 Mbit/s or faster available	79.2%	Ofcom Connected Nations 2025, loaded 18 Sep 2026
Council tax, Band D	£2,594.85	Tandridge, 2026/27
Land within 2 km of the centre in Flood Zone 2 or 3	5.2%	EA Flood Map for Planning, Jul 2026

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Schools

Within 3 km of the centre there are five state primary schools and one state secondary. All six hold a Good rating, with no unrated or below-Good state school in the radius. One independent school, Hazelwood, sits about 0.7 km out, along with two state special settings both rated Outstanding.

School	Ofsted rating	Last inspection	Distance
Oxted School	Good	8 February 2022	1.2 km

Oxted School’s February 2022 inspection is the second most recent secondary inspection of the six towns in this series, behind St Andrew’s in Leatherhead at May 2024; the rest run back through 2019, 2015, 2014, 2013 and 2012. A grade from 2022 still predates the framework changes, but it describes a school much closer to its present state than a 2013 grade does. How the Ofsted changes affect school ratings covers what carries across and what does not.

What to check. One state secondary inside the radius makes the admissions question concrete, and Oxted sits close enough to the Kent border that some addresses look towards schools operating under a different admissions authority. Confirm which one applies to the specific address.

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Crime

Area	Recorded crime per 1,000 residents	Period
Tandridge	54.1	Apr 2025 – Mar 2026
Surrey (11 districts)	59.1	Apr 2025 – Mar 2026
England	80.3	Apr 2025 – Mar 2026

Tandridge recorded 4,884 offences across a population of 90,322 in the year to March 2026. At 54.1 per 1,000 it sits below both the Surrey and England rates, and just under Mole Valley (54.3), the highest of the four districts covered in this series.

Tandridge is a large, thinly populated district running from Caterham down to the Sussex border, so the average blends very different places. The number that helps a purchase is the postcode-level rate by category. The crime methodology explains how it is built, and the lowest-crime Surrey towns on a population-weighted basis ranks the districts.

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Broadband

Coverage tier	RH8 (% of premises)	Source
30 Mbit/s or faster	94.6%	Ofcom Connected Nations 2025, loaded 18 Sep 2026
100 Mbit/s or faster	79.2%	Ofcom Connected Nations 2025, loaded 18 Sep 2026
300 Mbit/s or faster	78.7%	Ofcom Connected Nations 2025, loaded 18 Sep 2026
Gigabit-capable	77.8%	Ofcom Connected Nations 2025, loaded 18 Sep 2026
Unable to receive 30 Mbit/s	5.3%	Ofcom Connected Nations 2025, loaded 18 Sep 2026

Each figure is the mean, across the 381 postcodes in RH8 — the smallest outcode in this series — of Ofcom’s per-postcode percentage of premises. These are download-speed tiers, not technologies: Ofcom does not publish full-fibre coverage at postcode level, and the tiers nest, so every premise counted at 300 Mbit/s is also counted at 100 and at 30.

Close to four in five RH8 premises can reach 100 Mbit/s or faster, but 5.3% cannot reach 30 Mbit/s. That is the second-worst figure of the six after Haslemere, and it reflects how much of RH8 is scattered rural addresses rather than dense town streets. Check the address, not the outcode. The Surrey postcodes still below 30 Mbit/s shows where the gaps sit.

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Council Tax

Oxted is billed by Tandridge District Council. The 2026/27 charges below include the county, police and fire precepts.

Band	Annual charge 2026/27
Band B	£2,018.22
Band C	£2,306.53
Band D	£2,594.85
Band E	£3,171.48
Band F	£3,748.12
Band G	£4,324.75

Tandridge’s Band D is the second highest of the four districts in this series, £74.99 a year above Mole Valley and £10.02 under Waverley. With detached and semi-detached houses making up more than half of RH8’s sales in the past 12 months, a fair share of purchases land in Band E or above: Band F is £1,153.27 a year more than Band D. Band D by district across Surrey has the previous year’s full comparison.

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Property Market

Across the 12 months to 31 July 2026, 182 sales were registered in RH8 at a median of £566,000 — the second highest median of the six towns in this series. The middle half fell between £430,000 and £812,500 — a comparatively narrow spread — and 26 sales went above £1m. Leasehold accounted for 20.3%, the lowest of the six.

Property type	Sales	Median price
Detached	54	£913,500
Semi-detached	47	£560,000
Flat or maisonette	37	£380,000
Terraced	36	£478,500
Other	8	£485,000

Snapshot from HM Land Registry Price Paid Data for sales registered between 1 August 2025 and 31 July 2026. Price Paid Data lags completion by several weeks, so recent months fill in over time.

Read the mix, not just the median. RH8’s median sits where it does largely because of what sold. Detached and semi-detached houses were 101 of the 182 sales in this window — 55% of it — while flats were 37, or 20.3%. Shift that proportion and the middle transaction moves regardless of what any individual property is worth.

RH8’s flat median of £380,000 is the highest flat median of the six towns here — well above Leatherhead (£253,000) and Haslemere (£240,000) — which is part of why the outcode’s overall median holds up even with a fifth of sales in flats.

Energy performance of the local stock. The register holds 6,746 certificates for RH8, the smallest count of the six. Band D is the most common and 38% are rated C or better — the lowest proportion in this series.

EPC band	Certificates
A	63
B	703
C	1,801
D	2,631
E	1,145
F	320
G	83

A total of 1,548 certificates sit at E or below, or 23% of the stock. Older detached houses in a Green Belt district are expensive to lift a band, which matters both for running costs and, if you are letting, for MEES compliance.

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Flood Risk

Dimension	Within 2 km of Oxted centre	Source
Land in Flood Zone 3	3.0%	EA Flood Map for Planning, Jul 2026
Land in Flood Zone 2	2.2%	EA Flood Map for Planning, Jul 2026
Land at high surface-water risk	1.00%	EA NaFRA2 RoFSW, Jan 2025
Land at medium surface-water risk	0.46%	EA NaFRA2 RoFSW, Jan 2025

River flood exposure is modest: 5.2% of the land within 2 km of the centre is in Flood Zone 2 or 3, following the small watercourses that drain north off the Downs rather than any main river.

Surface water is the more relevant question here. At 1.00% of land within 2 km in the Environment Agency’s high band — a greater than 3.3% annual chance of flooding to at least 200 mm — Oxted is second only to Leatherhead among the six, despite having a fraction of Leatherhead’s river exposure. Water coming off a chalk scarp onto a valley floor behaves differently from a river, and a property well outside the river zone can still sit in a surface-water flow path. How surface-water flooding works in Surrey explains the bands, and our flood-risk methodology covers how the zones are read.

These are land-area percentages, not property counts. Both checks are address-level.

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At the viewing stage

• Which admissions authority covers this address, and what is Oxted School’s intake position for the year you need?
• Is this postcode’s crime rate above or below the Tandridge average for residential categories?
• What speed tier does this address actually reach — 100 Mbit/s or faster, or is it among the 5.3% of premises that cannot reach 30 Mbit/s?
• What band is it, and what is the Tandridge 2026/27 charge for that band?
• What have comparable properties of the same type sold for nearby in the past 12 months — given how much RH8’s median moves with the mix?
• What is its surface-water band, separately from its river flood zone?

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Further reading

• Oxted area data — the same dimensions, kept current, on our Tandridge pages
• Tandridge area data — the district view, including the towns around Oxted
• Buying in Caterham: the data-sheet — the other Tandridge town in this series
• How we calculate flood risk — zones, surface water, and what the bands mean

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Researching a specific property while you’re still viewing? A Property Report scopes the checks to that address: EPC and flood risk at the building, council tax band, broadband, the nearest schools, crime, air quality and environmental context, for £29.99. An Area Report covers the postcode for £24.99.

This article is general information only. It is not financial, legal, or property investment advice. Always obtain independent advice before committing to a property purchase.

Sources. Property market: HM Land Registry Price Paid Data, Crown copyright, OGL v3.0, sales registered 1 Aug 2025 – 31 Jul 2026, re-queried 28 Sep 2026 after the 18 Sep 2026 Land Registry reload (HMLR 2026-08-28 restatement). Schools: DfE GIAS and Ofsted inspection records, queried 17 Sep 2026. Crime: Home Office police recorded crime with ONS mid-year population estimates, year to March 2026. Broadband: Ofcom Connected Nations 2025, published 19 November 2025, reporting coverage as at July 2025; loaded to the Home-Checker ofcom_broadband table on 18 September 2026. Each figure is the percentage of premises with that service available, averaged across the 381 RH8 postcodes present in that release. Ofcom does not publish full-fibre coverage at postcode level, so the 100 Mbit/s tier is a speed band, not a technology. Postcodes Ofcom retired between the 2024 and 2025 releases still sit in the table carrying their older values and are excluded from every figure here. Council tax: GOV.UK council tax levels set by local authorities in England, 2026 to 2027 (published 25 March 2026), Table 9. Energy: MHCLG Energy Performance of Buildings Register, outcode aggregate snapshot 21 May 2026. Flood: Environment Agency Flood Map for Planning (artefact vintage 15 July 2026) and NaFRA2 Risk of Flooding from Surface Water (published 28 January 2025). Station distances: OpenStreetMap, straight-line from the town centroid.