AVENOHOME@avenohome

Aveno permanent dossier · published 10 Aug 2026

2 Foxes Dale

Blackheath, London, Greater London

Independent reading

Eric Lyons’ unrepeatable 1957 ‘House of Ideas’: one of three Grade II-listed Span T3 houses, now carrying a 57% premium to its 2022 sale.

A justified viewing candidate, but not yet an evidence-clean offer. The restoration file, measured area and estate charges decide whether the apparent architectural premium is defensible.

Remarkability96/100
Data readiness86/100
Ownership intensityElevated

Why this belongs in Aveno

Remarkable is
an evidence test.

Flagship intelligence96remarkability / 100

Admitted: exceptional, independently designated post-war provenance with enough transaction and statutory evidence to frame a disciplined viewing.

Independent recognition25/25

Grade II statutory designation with a detailed architectural and historic-interest assessment.

Authorship20/20

Eric Lyons for Span, named in both the statutory record and current publisher material.

Integrity19/20

Statutory and market records describe surviving original fabric; current condition still needs a conservation survey.

Rarity18/20

One of the only three T3 houses realised and the specific House of Ideas prototype.

Setting and influence14/15

Part of the Cator Estate’s important Span landscape and post-war housing legacy.

Data-readiness audit · 86/100

Identity20/20

Exact number, postcode, prototype history and statutory group align; UPRN remains to be added.

Market status18/20

Live primary publisher page checked; an older syndication page is correctly marked no longer available.

Statutory evidence18/20

NHLE and planning references are connected; completion evidence remains vendor-side.

Price evidence15/20

Same-address prior sale and nearby anchors exist, but there is no like-for-like T3 sale with a verified area.

Ownership evidence15/20

Council-tax band and system risks are known; bills, EPC certificate and estate charges remain unresolved.

Independent reasons
  • Historic England identifies the terrace as an innovative, unusually spatially complex and well-preserved Eric Lyons design.
  • No. 2 was House & Garden’s 1957 House of Ideas and the prototype show home; only the first three T3 houses were built.
  • The house belongs to the nationally influential Span story and retains a documented group relationship with The Hall and Hallgate.
Data already strong
  • Exact statutory designation and House of Ideas provenance
  • Live asking price, tenure, accommodation and attributed area
  • Same-address 2022 transaction plus immediate-setting price anchors
  • Planning application trail for recent listed-building work
Data still missing
  • RICS measurement resolving the 1,139/1,388 sq ft conflict
  • Restoration invoices, final consents, warranties and completion records
  • Direct EPC, property-level flood result and current Cator Estate charges

Aveno Decision Engine · live model

What does the evidence
change?

Current buyer actionVIEW — AUDIT RESTORATION BEFORE OFFER

The architecture and identity are exceptional and defensible; price and ownership risk now turn on the measured area and the conservation completion file.

Identity confidence98%

2 Foxes Dale, Blackheath, London
The live listing’s House of Ideas provenance uniquely identifies No. 2 inside the statutory Nos 2, 4 and 6 group; postcode, architecture, tenure and accommodation align. NHLE grid reference TQ3999775811 supplies property-level map precision.

UPRNStill protected
01
Premium test

Is the asking premium supported?

Guide midpoint£1,495,000£11,594 / m²
versus
Local evidence benchmarkWithheld0 size-known local sales
Subject vs unadjusted evidence—
ReferenceDateAreaSold£/m²
3 Foxes Dalesame roadFeb 2024—£1,350,000—5 Foxes Dalesame roadAug 2023—£1,146,500—80 The Hallnearby Span settingAug 2024—£995,000—
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£207,475–£332,975SDLT + acquisition checks + modelled running and replacement allowances. Mortgage interest and major defects excluded.
Council taxRoyal Greenwich 2026/27 Band F charge is £3,044.44; cost model rounds to the nearest pound.£3,045–£3,045verified
Energy and water129 m² listed house with publisher-attributed EPC E; replace with bills and the direct certificate.£4,000–£8,000modelled
Listed-building insuranceSpecialist-policy planning allowance; obtain declared-value quotes after survey.£2,500–£6,000modelled
Fabric and systems reserveFlat roofs, timber cladding/windows, original fabric and consent-sensitive repairs.£8,000–£18,000modelled
Cator Estate and landscapePlaceholder until the management pack confirms covenants, charges and planned works.£2,000–£4,500modelled
Garden and studioRoutine maintenance allowance; excludes major defects or replacement.£1,500–£4,000modelled
Verified SDLT at guide midpoint£93,250Annual ownership range£21,045–£43,545
03
Claim audit

Marketing claim → buyer consequence.

Evidence readiness86/100

Tap the evidence cards as if the seller supplied them. Aveno recalculates the decision—not the beauty.

PROCEED TO VALUATION
04
Property memory

The home’s price story.

20 Jul 2022£950,000Recorded sale · Freehold
57% nominal uplift11.8% annualised
Current guide midpoint£1,495,000Asking 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 publisher listing

£1,495,000 freehold; checked 10 Aug 2026

Source ↗connected

Statutory identity

NHLE 1399783; No. 2 House of Ideas; NGR TQ3999775811

Source ↗connected

Transaction history

Same-address £950,000 sale on 20 Jul 2022

Source ↗connected

Planning and listed works

Exact-address application evidence located; final completion pack pending

Source ↗connected

Council tax

Band F; 2026/27 annual charge £3,045 rounded

Source ↗partial

EPC

E attributed by publisher; direct certificate not yet captured

Source ↗not matched

Flood context

Property-level result required; no risk level inferred

Source ↗

Published / verified

  1. The Modern House showed the home for sale at £1,495,000 freehold when checked on 9 August 2026.
  2. Historic England identifies Nos 2, 4 and 6 Foxes Dale as Eric Lyons-designed Span houses built in 1957 and listed Grade II in 2011.
  3. The statutory history records No. 2 specifically as House & Garden’s ‘House of Ideas 1957’ and the show home for the proposed T3 terrace.
  4. A same-address transaction record shows £950,000 on 20 July 2022; the current ask is £545,000, or 57.4%, higher before negotiation.

Investigate next

  1. Obtain the complete listed-building and planning completion file, contractor invoices, warranties and conservation sign-offs for the 2023–25 restoration work.
  2. Commission a RICS measurement: live publisher records conflict between 1,139 and approximately 1,388 sq ft, a 21.9% area difference.
  3. Recover the Cator Estate covenant, current annual charge, planned works and restrictions, then survey the timber cladding, flat roofs, glazing and courtyard drainage.

Still unknown

  1. Direct EPC certificate, heating specification, metered consumption and electrical-condition report
  2. UPRN/title-number bridge and confirmation that every recent alteration has final consent and Building Control completion
  3. Property-level flood assessment and vendor-confirmed annual estate/service charges
Primary publisher · visual-rights recordThe Modern HouseOpen original source ↗Open rights-basis evidence ↗

The listing remains controlled by The Modern House. Aveno uses no agent photography, screenshots, floorplan, brochure or video. Its opening visual is an original, clearly labelled evidence graphic. Aveno-created CSS typography and abstract geometry using factual labels only. It does not copy, trace, reconstruct or imitate publisher photography, plans, maps or elevations. Historic England text facts are reusable under OGL v3.0; no Historic England image or OS map is used. The graphic is rendered as native HTML/CSS with semantic alt text, so there is no external player, hotlink or media dependency to fail. 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 · admission policy 2026-08. Facts, attributed claims, estimates and gaps remain separate.

Claim ledger8material claims with state, date and confidence
Source snapshots8typed observations with conflicts preserved
Change log2versioned amendments retained
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