Architecture20/20
Bill Hopper · comprehensive contemporary remodelling and rear extension
Aveno permanent dossier · published 30 Aug 2026
13 Lindisfarne Road
Jesmond, Newcastle upon Tyne, Tyne and Wear
Independent reading
A gated Jesmond landmark where an Edwardian façade gives way to Bill Hopper's glass-lined contemporary architecture, six suites, indoor pool, Jacuzzi, sauna, gym, cocktail bar and private garden beside Jesmond Dene.
13 Lindisfarne Road clears the Pavello benchmark through substantial luxury, a legible architectural transformation, exacting Poggenpohl/Gaggenau/Miele interiors and a complete private wellness programme in a rare mature Jesmond setting. The modelled £453/sq ft headline uses the current exact-address EPC's 820 sq m / 8,826 sq ft rather than an agent floorplan. Zoopla retains a materially older 296 sq m exact-address record, which would imply about £1,255/sq ft; neither density should drive value until a signed component measurement reconciles the pre-remodelling and current buildings.
Remarkability100/100
Data readiness95/100
Ownership intensityHigh
Why this belongs in Aveno
Remarkable is
an evidence test.
Flagship intelligence100remarkability / 100
Admitted to Aveno on architecture, live market evidence, defensible identity and structured buyer intelligence; no film is presented until an exact-property source is verified.
Luxury and finish20/20
Premium specification and lifestyle scale.
Privacy and setting19/20
Detached and materially private; legal boundaries remain to verify.
Visual quality12/20
No film displayed pending an exact-property verification.
Market distinction20/20
Price, rarity and accommodation support admission.
Data-readiness audit · 95/100
Exact identity20/20
13 Lindisfarne Road, Jesmond, Newcastle upon Tyne; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 30 Aug 2026.
Price and area18/20
£453/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
No unverified third-party visual is displayed; Aveno evidence graphics and the live source remain available.
- A gated Jesmond landmark where an Edwardian façade gives way to Bill Hopper's glass-lined contemporary architecture, six suites, indoor pool, Jacuzzi, sauna, gym, cocktail bar and private garden beside Jesmond Dene.
- 8,826 sq ft at £4.0m clears Aveno's luxury threshold.
- The dossier prioritises verified evidence over an unconfirmed visual.
- Live listing and current guide
- Price-density and component cost model
- Transaction and comparable caveats kept explicit
- Official title number, UPRN and complete Dene-side boundary, access, covenant, historic-garden, drainage and service-rights position
- Signed component-area schedule reconciling the 820 sq m current energy record with the older 296 sq m exact-address register
- Complete remodelling, extension, basement/pool, planning, conservation, Building Control, completion, structural and warranty archive
- Measured operating costs, pool/wellness and automation service histories, insurability terms and property-level environmental reports
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
13 Lindisfarne Road clears the Pavello benchmark through substantial luxury, a legible architectural transformation, exacting Poggenpohl/Gaggenau/Miele interiors and a complete private wellness programme in a rare mature Jesmond setting. The modelled £453/sq ft headline uses the current exact-address EPC's 820 sq m / 8,826 sq ft rather than an agent floorplan. Zoopla retains a materially older 296 sq m exact-address record, which would imply about £1,255/sq ft; neither density should drive value until a signed component measurement reconciles the pre-remodelling and current buildings.
Identity confidence99%
13 Lindisfarne Road, Jesmond, Newcastle upon Tyne
The live Sanderson Young instruction and current Rightmove and OnTheMarket distributions align on 13 Lindisfarne Road, Jesmond, NE2 2HE: a detached freehold house offered over £4m with six bedrooms, eight bathrooms and an extensive pool-and-wellness level. The current exact-address energy record supplies 820 sq m, EPC C score 79 and the same postcode; Companies House, Land Registry-derived history and Royal Mail/Ordnance Survey-attributed address data independently repeat the full address. The official title number and UPRN remain unconnected, but the exact street number, postcode, accommodation, history and architecture produce a decisive exact-property match.
UPRNStill protected
01
Premium test
Is the asking premium supported?
Guide midpoint£4,000,000£4,878 / m²
versusLocal evidence benchmark£6,862 / m²2 size-known local references
Subject vs unadjusted evidence-28.9%
ReferenceDateAreaPrice / ask£/m²
25 Lindisfarne Roadsame road and postcodeOct 2022—£3,620,000—19 Lindisfarne Roadsame road and postcodeApr 2022156 m²£1,310,000£8,39727 Lindisfarne Roadsame road and postcodeJan 2020230 m²£1,225,000£5,326Resulting reference£6,470,641Not 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£995,250–£1,795,750SDLT + 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.£23,000–£67,500modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£13,800–£40,500modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£46,000–£94,500modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£32,200–£67,500modelled
03
Claim audit
Marketing claim → buyer consequence.
Evidence readiness95/100
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.
31 Jan 2006£1,700,000Recorded sale · Freehold
135% nominal uplift4.2% 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 exact 13 Lindisfarne Road identity, detached/freehold tenure, six bedrooms, eight bathrooms, architecture, specification, gardens and current enquiry and viewing route
Live original offers-over-£4m instruction with exact 13 Lindisfarne Road identity, detached/freehold tenure, six bedrooms, eight bathrooms, architecture, specification, gardens and current enquiry and viewing route.
Source ↗connectedCurrent independent instruction confirms offers over £4m, exact street-number identity, detached/freehold form, six bedrooms, eight bathrooms, EPC C, Band H and a listing added on 24 July 2026
Current independent instruction confirms offers over £4m, exact street-number identity, detached/freehold form, six bedrooms, eight bathrooms, EPC C, Band H and a listing added on 24 July 2026.
Source ↗connectedCurrent cross-market distribution confirms the exact property, price, accommodation, contemporary remodelling, pool-and-wellness level, gated garden setting and current sale
Current cross-market distribution confirms the exact property, price, accommodation, contemporary remodelling, pool-and-wellness level, gated garden setting and current sale.
Source ↗partialExact-address current energy-derived record attributes 820 sq m / 8,826 sq ft, EPC C score 79, September 2024 assessment, mains gas, solar water heating and eight planning records
Exact-address current energy-derived record attributes 820 sq m / 8,826 sq ft, EPC C score 79, September 2024 assessment, mains gas, solar water heating and eight planning records.
Source ↗connectedExact-address register identifies 13 Lindisfarne Road as detached/freehold, records a £1
Exact-address register identifies 13 Lindisfarne Road as detached/freehold, records a £1.7m January 2006 transaction and retains 296 sq m; same-road transactions provide explicitly unmatched location anchors.
Source ↗connectedHM Land Registry-derived road table independently repeats the exact-address £1
HM Land Registry-derived road table independently repeats the exact-address £1.7m January 2006 transfer and supplies explicitly unmatched same-road price anchors.
Source ↗connectedOfficial Companies House appointments record independently repeats 13 Lindisfarne Road, Newcastle upon Tyne, NE2 2HE as an exact correspondence address
Official Companies House appointments record independently repeats 13 Lindisfarne Road, Newcastle upon Tyne, NE2 2HE as an exact correspondence address.
Source ↗connectedRoyal Mail, Ordnance Survey, ONS and Land Registry-attributed postcode data lists 13 Lindisfarne Road among known addresses, describes the postcode's main property type as detached and supplies the archive's deliberately approximate centroid
Royal Mail, Ordnance Survey, ONS and Land Registry-attributed postcode data lists 13 Lindisfarne Road among known addresses, describes the postcode's main property type as detached and supplies the archive's deliberately approximate centroid.
Source ↗partialIndependent regional record links the exact Lindisfarne Road house to architect Bill Hopper and preserves the reported acquisition and transformation history
Independent regional record links the exact Lindisfarne Road house to architect Bill Hopper and preserves the reported acquisition and transformation history.
Source ↗not matchedOfficial Newcastle planning and Building Control search route; the complete Hopper remodelling, extension, basement/pool, conservation, completion and condition-discharge archive remains to retrieve and reconcile
Official Newcastle planning and Building Control search route; the complete Hopper remodelling, extension, basement/pool, conservation, completion and condition-discharge archive remains to retrieve and reconcile.
Source ↗not matchedProperty-level river, surface-water, groundwater, drainage, tree, slope and climate-risk evidence remains required beside the Dene setting
Property-level river, surface-water, groundwater, drainage, tree, slope and climate-risk evidence remains required beside the Dene setting.
Source ↗Published / verified
- Sanderson Young currently offers 13 Lindisfarne Road at offers over £4m as a detached freehold house with six bedrooms, eight bathrooms and six principal living spaces.
- The Edwardian street façade was retained while architect Bill Hopper comprehensively remodelled and extended the house at the rear with full-height glazing, clean contemporary lines, a glazed turret and an open-tread staircase.
- The specification includes a Poggenpohl kitchen with Gaggenau and Miele appliances, bespoke oak and walnut joinery, home automation and integrated audio.
- The lower-ground leisure programme comprises an indoor swimming pool, relaxation area, eight-person Jacuzzi, sauna, gym, games room and cocktail bar; all six bedrooms are suites.
- The exact-address September 2024 energy record attributes 820 sq m, about 8,826 sq ft, EPC C score 79, mains gas and solar water heating; an older exact-address register retains only 296 sq m, about 3,186 sq ft.
- Gates, integral garaging, south-facing limestone terraces, mature woodland and the historic Secret Garden create privacy beside the Jesmond Dene conservation setting.
Investigate next
- Obtain the official title register and plan joined to the UPRN, confirming boundaries, gates, garage, historic-garden obligations, Dene-side rights, covenants, drainage, services and every access or maintenance liability.
- Commission a signed RICS component measurement reconciling the current 820 sq m exact-address EPC record with the older 296 sq m register and separating primary accommodation, pool, wellness, garage, plant and any non-habitable area.
- Retrieve the complete Hopper design, planning, conservation, Building Control, completion, structural and warranty archive for every extension, excavation and later alteration, then reconcile the listing's reported owner acquisition year with the registered transfer date.
- Obtain three years of energy, water, pool/Jacuzzi/sauna, automation, security, garden and insurance records and commission specialist structure, waterproofing, pool, humidity-control, glazing, roof, M&E, tree, drainage and environmental surveys.
Still unknown
- Official title number, UPRN and complete Dene-side boundary, access, covenant, historic-garden, drainage and service-rights position
- Signed component-area schedule reconciling the 820 sq m current energy record with the older 296 sq m exact-address register
- Complete remodelling, extension, basement/pool, planning, conservation, Building Control, completion, structural and warranty archive
- Measured operating costs, pool/wellness and automation service histories, insurability terms and property-level environmental reports
Primary publisher · visual-rights recordSanderson YoungOpen original source ↗Open rights-basis evidence ↗
No third-party property film or photography is displayed. Use the prominent live market source for real-property media; Aveno shows only its original evidence graphics. No exact-property film is displayed. The dossier uses only Aveno's original evidence presentation and links to the live market source; no estate-agent media is copied, downloaded, screenshot, rehosted or hotlinked. Aveno original evidence panel; no third-party property media is reproduced or embedded. 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.