Architecture20/20
Bespoke private commission; named architect and structural engineer to verify
Aveno permanent dossier · published 16 Aug 2026
11 Newton Road
Canford Cliffs, Poole, Dorset
Film by Luxury & Prestige
Independent reading
A newly built 6,100-plus sq ft Canford Cliffs house using insulated-concrete-form construction, with five suites, cinema, recreation floor and a detached garden pavilion.
11 Newton Road is unmistakably contemporary, expensive and technically ambitious. Its low-energy construction, exceptional interior scale, private 0.4-acre plot and exact publisher film clear the Pavello benchmark while the evidence layer keeps the marketing energy claim and component-area question explicitly unverified.
Remarkability98/100
Data readiness92/100
Ownership intensityHigh
Why this belongs in Aveno
Remarkable is
an evidence test.
Flagship intelligence98remarkability / 100
Admitted to Aveno: unmistakably premium modern architecture, a live listing, defensible identity, structured buyer intelligence and a working exact-property publisher film.
Luxury and finish20/20
Premium specification and lifestyle scale.
Privacy and setting19/20
Detached and materially private; legal boundaries remain to verify.
Visual quality20/20
Working exact-property publisher film.
Market distinction19/20
Price, rarity and accommodation support admission.
Data-readiness audit · 92/100
Exact identity20/20
11 Newton Road, Canford Cliffs, Poole; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 14 Aug 2026.
Price and area18/20
£656/sq ft from current guide and publisher area.
Buyer intelligence17/20
Costs, title, planning, energy, environmental and comparable questions are structured.
Rights and media20/20
Exact-property Vimeo player with fallback.
- A newly built 6,100-plus sq ft Canford Cliffs house using insulated-concrete-form construction, with five suites, cinema, recreation floor and a detached garden pavilion.
- 6,100 sq ft at £4.0m clears Aveno's luxury threshold.
- The exact-property film shows the real architecture and interiors without Aveno reproducing agent media.
- Live listing and current guide
- Exact-property publisher-controlled film
- Price-density and component cost model
- Transaction and comparable caveats kept explicit
- Official title number, UPRN, named architect/engineer and complete planning-to-completion bridge
- RICS component measurement and inclusion of pavilion, garage and lower-ground accommodation
- Current EPC certificate, metered energy evidence, commissioning records and transferable warranty schedule
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
11 Newton Road is unmistakably contemporary, expensive and technically ambitious. Its low-energy construction, exceptional interior scale, private 0.4-acre plot and exact publisher film clear the Pavello benchmark while the evidence layer keeps the marketing energy claim and component-area question explicitly unverified.
Identity confidence99%
11 Newton Road, Canford Cliffs, Poole
The named property/address, postcode, price, area, accommodation and exact-property film align across the captured market sources; official title and UPRN remain unconnected.
UPRNStill protected
01
Premium test
Is the asking premium supported?
Guide midpoint£4,000,000£7,058 / m²
versusLocal evidence benchmarkWithheld0 size-known local sales
Subject vs unadjusted evidence—
ReferenceDateAreaSold£/m²
5 Western Avenue, Poolenearby Branksome ParkJun 2025—£2,700,000—29A Illusion, Western Avenuenearby Branksome ParkOct 2022—£3,700,000—Resulting referenceWithheldNot a valuation. It exposes how much premium the evidence must justify.
The references are not a surveyor-selected valuation set. Recency, condition, land, architecture and improvements are not fully adjusted. Aveno shows the gap instead of hiding it behind false precision.
02
True ownership load
The cost after the keys.
Five-year cost above purchase price£695,250–£1,095,750SDLT + disclosed transaction extras + acquisition checks + modelled running and replacement allowances. Mortgage interest and major defects excluded.
Council taxCurrent listing band; exact authority charge and any annexe assessment to verify.£3,500–£6,000attributed
Energy, water and private systemsScale, plant, pool/estate systems and attributed energy setup; bills missing.£11,000–£32,500modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£6,600–£19,500modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£22,000–£45,500modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£15,400–£32,500modelled
03
Claim audit
Marketing claim → buyer consequence.
Evidence readiness92/100
Tap the evidence cards as if the seller supplied them. Aveno recalculates the decision—not the beauty.
PROCEED TO VALUATION04
Property memory
The home’s price story.
11 Nov 2013£799,950Recorded sale · Freehold attributed
400% nominal uplift13.4% annualisedCurrent guide midpoint£4,000,000Asking evidence, not a sale
This history does not prove fair value. It tells the buyer exactly how much of the current price must be explained by market growth, improvements, specification and scarcity.
Official evidence map
What is matched.
What is withheld.
Land Registry can establish sale history; EPC can reveal rated floor area and energy assumptions; Planning Data can surface constraints by UPRN or coordinate. A link alone is never counted as intelligence.
connected
Live primary offers-over £4m listing, exact address, five suites, 6,100-plus sq ft, 0
Live primary offers-over £4m listing, exact address, five suites, 6,100-plus sq ft, 0.4 acre, ICF construction, systems, pavilion and warranty claims.
Source ↗connectedLive portal listing confirms exact 11 Newton Road identity, detached freehold status, guide, accommodation, area and newly constructed description
Live portal listing confirms exact 11 Newton Road identity, detached freehold status, guide, accommodation, area and newly constructed description.
Source ↗connectedWorking Luxury & Prestige exact-property film titled 11 Newton Road, Canford Cliffs; permitted remote player only
Working Luxury & Prestige exact-property film titled 11 Newton Road, Canford Cliffs; permitted remote player only.
Source ↗connectedExact-address £799,950 sale on 11 November 2013 and approximately 5,479 sq ft record; treated as predecessor or earlier-state evidence, not a current like-for-like comparable
Exact-address £799,950 sale on 11 November 2013 and approximately 5,479 sq ft record; treated as predecessor or earlier-state evidence, not a current like-for-like comparable.
Source ↗connectedNearby Western Avenue completed-sale anchors; none is matched for measured area, plot, age, architecture or specification
Nearby Western Avenue completed-sale anchors; none is matched for measured area, plot, age, architecture or specification.
Source ↗not matchedPlanning and Building Control route; exact redevelopment, completion and warranty documents remain to retrieve
Planning and Building Control route; exact redevelopment, completion and warranty documents remain to retrieve.
Source ↗not matchedProperty-level river, surface-water, groundwater and drainage evidence required
Property-level river, surface-water, groundwater and drainage evidence required.
Source ↗Published / verified
- The live primary and portal listings show offers over £4m, five bedrooms, five bathrooms, more than 6,100 sq ft, approximately 0.4 acre and freehold tenure.
- The exact-property Luxury & Prestige Vimeo film is titled 11 Newton Road, Canford Cliffs and remains in the publisher-controlled player.
- The listing attributes insulated-concrete-form construction, programmable lighting, air-source heat pump, solar generation, MVHR, cinema/recreation space, detached pavilion and the balance of a ten-year warranty.
- A transaction-derived record reports 11 Newton Road sold for £799,950 on 11 November 2013, but its approximately 5,479 sq ft record describes the predecessor or an earlier asset state and cannot be compared without the redevelopment chronology.
Investigate next
- Join the marketed property to the official title, UPRN, title plan and the complete planning, demolition/redevelopment, Building Control, structural-engineering and warranty archive.
- Obtain a RICS component schedule separating main internal accommodation, lower-ground recreation/cinema space, garage, pavilion and any non-GIA areas from the marketed 6,100-plus sq ft.
- Commission ICF-envelope, waterproofing, glazing, roof, ASHP, MVHR, solar, drainage, smart-controls and landscape surveys; obtain three years of metered energy and maintenance records where available.
Still unknown
- Official title number, UPRN, named architect/engineer and complete planning-to-completion bridge
- RICS component measurement and inclusion of pavilion, garage and lower-ground accommodation
- Current EPC certificate, metered energy evidence, commissioning records and transferable warranty schedule
Primary publisher · visual-rights recordLuxury & Prestige, Canford CliffsOpen original source ↗Open rights-basis evidence ↗
All property film and photography remain publisher-controlled. Only the live film player and original Aveno evidence graphics are permitted; social stills require separate written permission. The exact-property film remains inside the publisher-controlled Vimeo player exposed by the live listing. Aveno copies, downloads, screenshots, rehosts and hotlinks none of the agent media. The dossier retains an Aveno evidence panel and direct publisher/source links if the remote player is unavailable; no broken-image panel is rendered. Third-party material remains the property of its publisher. The publisher does not endorse Aveno’s independent assessment.
Durable archive record
Versioned evidence.
Every claim traceable.
Record 1.0-private · admission policy 2026-08-luxury. Facts, attributed claims, estimates and gaps remain separate.