Architecture20/20
Oak-framed 2007 commission, extensively updated in 2022; design team to verify
Aveno permanent dossier · published 19 Aug 2026
7 Mill Lane
Southwold, Suffolk
Film by Glitch Marketing for Milton Stone
Independent reading
A 5,048 sq ft oak-framed coastal house with an 18-metre indoor pool, award-shortlisted Nicholas Anthony kitchen, gym, studio and golf-course views, comprehensively updated in 2022.
The dramatic interior, wet-leisure programme, coastal setting and exact film meet Aveno's luxury-modern bar; the £3.25m guide is above broad local density evidence and needs a component valuation of the pool, studio and 2022 works.
Remarkability98/100
Data readiness93/100
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 · 93/100
Exact identity20/20
7 Mill Lane, Southwold; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 19 Aug 2026.
Price and area18/20
£644/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 5,048 sq ft oak-framed coastal house with an 18-metre indoor pool, award-shortlisted Nicholas Anthony kitchen, gym, studio and golf-course views, comprehensively updated in 2022.
- 5,048 sq ft at £3.3m 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
- UPRN/title bridge and named original/2022 design teams
- Complete pool, structural and 2022 approval/warranty/commissioning archive
- Actual energy, pool, insurance and maintenance history plus coastal searches
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
The dramatic interior, wet-leisure programme, coastal setting and exact film meet Aveno's luxury-modern bar; the £3.25m guide is above broad local density evidence and needs a component valuation of the pool, studio and 2022 works.
Identity confidence99%
7 Mill Lane, Southwold
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£3,250,000£6,930 / m²
versusLocal evidence benchmark£3,048 / m²1 size-known local sale
Subject vs unadjusted evidence127.3%
ReferenceDateAreaSold£/m²
Pinkneys Way, Mill Lanesame road/postcodeNov 2005228 m²£695,000£3,048Resulting reference£1,644,071Not 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–£1,235,750SDLT + 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.£14,600–£44,000modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£8,760–£26,400modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£29,200–£61,600modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£20,440–£44,000modelled
03
Claim audit
Marketing claim → buyer consequence.
Evidence readiness93/100
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.
Invalid Date£NaNRecorded sale ·
NaN% nominal upliftNaN% annualisedCurrent guide midpoint£3,250,000Asking 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 exact-property listing, price, area, accommodation, tenure, EPC, design history and film hand-off
Live exact-property listing, price, area, accommodation, tenure, EPC, design history and film hand-off.
Source ↗connectedIndependent current listing corroborates exact address, design history and sale status
Independent current listing corroborates exact address, design history and sale status.
Source ↗connectedWorking publisher-controlled exact-property film titled 7 Mill Lane Southwold
Working publisher-controlled exact-property film titled 7 Mill Lane Southwold.
Source ↗connectedExact-address historic sale, 469 m² EPC area, EPC C and planning references; predates the current building
Exact-address historic sale, 469 m² EPC area, EPC C and planning references; predates the current building.
Source ↗partialPlanning route and captured 2008/2022 references; full plans, conditions and completion evidence pending
Planning route and captured 2008/2022 references; full plans, conditions and completion evidence pending.
Source ↗not matchedProperty-level coastal, river, groundwater and surface-water evidence required
Property-level coastal, river, groundwater and surface-water evidence required.
Source ↗Published / verified
- The live listing gives £3.25m, 5,048 sq ft, eight bedrooms, six bathrooms, freehold tenure and EPC C.
- The house is attributed to 2007 with extensive 2022 updates, an 18-metre indoor pool, gym, studio/office, polished concrete, floating stair and a 2025 award-shortlisted kitchen.
- The exact-property film is titled 7 Mill Lane Southwold and remains in its publisher-controlled Vimeo player.
Investigate next
- Obtain original 2007 and 2022 planning, Building Control, structural, warranty, pool, ventilation and kitchen/interior appointment files.
- Commission specialist pool shell, humidity/air-handling, roof, oak frame, glazing, heating, controls and drainage surveys.
- Verify the title, boundaries, golf-course relationship, coastal/flood constraints, access and any separate studio use.
Still unknown
- UPRN/title bridge and named original/2022 design teams
- Complete pool, structural and 2022 approval/warranty/commissioning archive
- Actual energy, pool, insurance and maintenance history plus coastal searches
Primary publisher · visual-rights recordMilton StoneOpen 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.