Architecture20/20
Contemporary waterfront replacement dwelling; original architect and later alteration team to verify
Aveno permanent dossier · published 3 Sep 2026
13 Elms Avenue
Blue Lagoon, Lilliput, Dorset
Independent reading
A waterfront Lilliput residence with over 3,900 sq ft, a 35-foot Neptune kitchen-living room, outdoor pool, summer house and private pier on the Blue Lagoon.
13 Elms Avenue clears Aveno's waterfront-modern benchmark through its replacement-dwelling form, expansive contemporary living space, highly resolved interiors, pool, garden and direct water access. The £4m ask is about £1,026/sq ft on the agent's conservative 3,900 sq ft statement, but the exact-address 317 sq m EPC-derived record is about 3,412 sq ft and would imply roughly £1,172/sq ft. That minimum 488 sq ft gap must be resolved before valuation, alongside the scope of works since the £2.4m 2020 transaction.
Remarkability99/100
Data readiness94/100
Ownership intensityHigh
Why this belongs in Aveno
Remarkable is
an evidence test.
Flagship intelligence99remarkability / 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 distinction20/20
Price, rarity and accommodation support admission.
Data-readiness audit · 94/100
Exact identity20/20
13 Elms Avenue, Lilliput, Poole, Dorset; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 3 Sep 2026.
Price and area18/20
£1,026/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 waterfront Lilliput residence with over 3,900 sq ft, a 35-foot Neptune kitchen-living room, outdoor pool, summer house and private pier on the Blue Lagoon.
- 3,900 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, registered waterfront extent and complete pier, access, boundary, covenant, service and drainage position
- Complete replacement-dwelling, alteration, tree, Building Control, completion, structural and warranty archive
- Signed component-area schedule reconciling the market's more-than-3,900 sq ft claim with the 317 sq m EPC-derived record
- Measured operating costs, current EPC certificate, pool and marine-edge condition, insurability and property-level flood and coastal-climate evidence
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
13 Elms Avenue clears Aveno's waterfront-modern benchmark through its replacement-dwelling form, expansive contemporary living space, highly resolved interiors, pool, garden and direct water access. The £4m ask is about £1,026/sq ft on the agent's conservative 3,900 sq ft statement, but the exact-address 317 sq m EPC-derived record is about 3,412 sq ft and would imply roughly £1,172/sq ft. That minimum 488 sq ft gap must be resolved before valuation, alongside the scope of works since the £2.4m 2020 transaction.
Identity confidence100%
13 Elms Avenue, Lilliput, Poole, Dorset
Luxury & Prestige's live original instruction and its exact-property Vimeo film both name 13 Elms Avenue in Lilliput and align on the £4m asking position, five-bedroom/four-bathroom programme, waterfront setting, pool and private pier. OnTheMarket independently distributes the same five-bedroom, four-bathroom waterfront home approaching 4,000 sq ft, while HM Land Registry-derived history fixes the exact detached freehold address and £2.4m December 2020 transfer. Exact-address EPC-derived data reports 317 sq m and the planning trail records the replacement dwelling and later tree/alteration applications. The legal title, UPRN, current EPC certificate, measured area and complete approval archive remain buyer-side, but the marketed property identity is unambiguous.
UPRNStill protected
01
Premium test
Is the asking premium supported?
Guide midpoint£4,000,000£11,041 / m²
versusLocal evidence benchmark£11,931 / m²2 size-known local references
Subject vs unadjusted evidence-7.5%
ReferenceDateAreaPrice / ask£/m²
53 Elms Avenuesame road and postcodeJun 2022267 m²£4,850,000£18,16533 Elms Avenuesame road and postcodeAug 2022488 m²£2,780,000£5,697Resulting reference£4,970,891Not 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£745,250–£1,195,750SDLT + 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.£13,000–£37,500modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£7,800–£22,500modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£26,000–£52,500modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£18,200–£37,500modelled
03
Claim audit
Marketing claim → buyer consequence.
Evidence readiness94/100
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.
14 Dec 2020£2,400,000Recorded sale · Freehold
67% nominal uplift9.3% 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 original offers-over-£4m instruction with current enquiry route confirms the exact address, five bedrooms, four bathrooms, more than 3,900 sq ft, 35-foot Neptune kitchen-living space, pool, summer house, private pier and waterfront setting
Live original offers-over-£4m instruction with current enquiry route confirms the exact address, five bedrooms, four bathrooms, more than 3,900 sq ft, 35-foot Neptune kitchen-living space, pool, summer house, private pier and waterfront setting.
Source ↗connectedCurrent independent distribution confirms the matching five-bedroom, four-bathroom waterfront home, accommodation approaching 4,000 sq ft, pool, garden office, gym/garage and direct water-facing programme
Current independent distribution confirms the matching five-bedroom, four-bathroom waterfront home, accommodation approaching 4,000 sq ft, pool, garden office, gym/garage and direct water-facing programme.
Source ↗connectedWorking Luxury & Prestige exact-property film titled 13 Elms Avenue, Lilliput; permitted publisher-controlled Vimeo player only, with no copied stills, screenshots, downloads, rehosting or hotlinks
Working Luxury & Prestige exact-property film titled 13 Elms Avenue, Lilliput; permitted publisher-controlled Vimeo player only, with no copied stills, screenshots, downloads, rehosting or hotlinks.
Source ↗connectedHM Land Registry-derived street table identifies the exact detached freehold address and records the £2
HM Land Registry-derived street table identifies the exact detached freehold address and records the £2.4m transfer on 14 December 2020 plus explicitly unmatched same-road transactions.
Source ↗connectedExact-address property record independently aligns on detached/freehold form, five bedrooms, four bathrooms and two receptions and reports an EPC-derived 317 sq m area; the current certificate must still be retrieved
Exact-address property record independently aligns on detached/freehold form, five bedrooms, four bathrooms and two receptions and reports an EPC-derived 317 sq m area; the current certificate must still be retrieved.
Source ↗not matchedOfficial BCP planning register route; the full exact-address replacement-dwelling, alteration, tree and completion archive remains to retrieve and reconcile
Official BCP planning register route; the full exact-address replacement-dwelling, alteration, tree and completion archive remains to retrieve and reconcile.
Source ↗connectedRoyal Mail, Ordnance Survey, ONS and Land Registry-attributed postcode data supplies the deliberately approximate BH14 8EE centroid used by the archive; it is not a parcel boundary or exact building point
Royal Mail, Ordnance Survey, ONS and Land Registry-attributed postcode data supplies the deliberately approximate BH14 8EE centroid used by the archive; it is not a parcel boundary or exact building point.
Source ↗not matchedProperty-level river, surface-water, groundwater, drainage, marine-edge and coastal-climate evidence remains required
Property-level river, surface-water, groundwater, drainage, marine-edge and coastal-climate evidence remains required.
Source ↗Published / verified
- Luxury & Prestige currently offers 13 Elms Avenue at offers in excess of £4m, with an active enquiry route, five bedrooms and four bathrooms.
- The waterfront house provides more than 3,900 sq ft according to the original instruction; OnTheMarket describes the accommodation as approaching 4,000 sq ft.
- The 35-foot open-plan living space is organised around a Neptune kitchen and opens to a large water-facing terrace.
- Landscaped gardens contain an outdoor swimming pool and summer house or garden office, while a private pier gives direct Blue Lagoon access.
- The principal suite uses full-height glazing and a spa-style bathroom looking toward the water; the oversized garage is currently arranged as a gym.
- HM Land Registry-derived records identify the exact address as detached and freehold and record a £2.4m transfer on 14 December 2020.
- Luxury & Prestige's publisher-controlled Vimeo film names 13 Elms Avenue, Lilliput and shows the current property; Aveno embeds only the original player and copies, downloads, screenshots, rehosts and hotlinks none of its media.
Investigate next
- Obtain the official title register and plan, UPRN and measured waterfront extent, confirming ownership and maintenance of the pier, water access, boundaries, rights, covenants, drainage and any Blue Lagoon obligations.
- Retrieve the 2008 replacement-dwelling consent, every later alteration and tree decision, Building Control completion, structural design, warranties and professional appointments, then reconcile the current built form to the approved archive.
- Commission a signed RICS component measurement reconciling the more-than-3,900 sq ft market statement with the exact-address 317 sq m / about 3,412 sq ft EPC-derived record, separately identifying garage, gym, summer house and principal accommodation.
- Obtain three years of energy, water, pool, garden, security, pier and maintenance records, followed by specialist pool, glazing, roof, drainage, marine-edge and property-level flood/coastal-climate surveys.
Still unknown
- Official title number, UPRN, registered waterfront extent and complete pier, access, boundary, covenant, service and drainage position
- Complete replacement-dwelling, alteration, tree, Building Control, completion, structural and warranty archive
- Signed component-area schedule reconciling the market's more-than-3,900 sq ft claim with the 317 sq m EPC-derived record
- Measured operating costs, current EPC certificate, pool and marine-edge condition, insurability and property-level flood and coastal-climate evidence
Primary publisher · visual-rights recordLuxury & PrestigeOpen 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 published under Luxury & Prestige's verified publisher identity. Aveno copies, downloads, screenshots, rehosts and hotlinks none of the agent media; the unrelated player currently linked from the listing page is not used. 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.
Record integritySee something inaccurate or hold better evidence?
Request a correction →Aveno records corrections and preserves the observation date. Owners, agents, architects and rights-holders are invited to provide documentary evidence.
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.
Aveno Time MachineFollow this home’s market history.
Open market timeline →Price, status, withdrawal, relisting and sale signals are preserved as dated observations. Missing history is never reconstructed as fact.