Aveno permanent dossier · published 7 Sep 2026

Angelton Hall

Pen-y-Fai, Bridgend, Bridgend

Consider the next step

Understand the purchase.

Explore costs, work back from your budget, and discover three alternatives.

A clearer purchase / Angelton Hall

The house price is
only the beginning.

A private illustration for an individual buying one residential property. Choose the property’s tax location before calculating. Your answers stay on this page.

Start with
Ownership and main-residence replacement rules matter. Select based on your circumstances; owning another home does not always mean the surcharge applies.

Tax rates checked 26 October 2026. Rules can change; verify for your completion date.

HMRC SDLT ↗Non-resident rules ↗Welsh LTT ↗Scottish LBTT ↗Scottish ADS ↗

Another possibility

What else could
this budget buy?

At or below this home’s recorded reference of £2,500,000. Up to three other admitted £2.5m+ homes recorded for sale, ordered by nearest asking price below the ceiling. Location, condition, tax and ownership costs differ. Availability requires confirmation.

Hampshire

44 Cliff Road

Hill Head, Fareham

Offers over £2,500,000

Substantially extended contemporary Solent-facing house with an indoor pool pavilion

Bedrooms
6
Recorded area
6,652 sq ft
Recorded land
Unknown
Ownership intensity
High · editorial

Source checked: 21 Sep 2026

Explore this home ↗
Cheshire

Foxhills

Bollington Lane, Nether Alderley

£2,500,000

Outstandingly modernised country house with contemporary indoor-outdoor architecture

Bedrooms
7
Recorded area
5,651 sq ft
Recorded land
Unknown
Ownership intensity
High · editorial

Source checked: 27 Oct 2026

Explore this home ↗
Hampshire

New Oaks

Ewshot, Farnham

Offers over £2,500,000

2010 modern country house with oak-framed glazing, lower-ground leisure rooms and a detached annexe

Bedrooms
6
Recorded area
6,760 sq ft
Recorded land
1.5 acres
Ownership intensity
High · editorial

Source checked: 20 Sep 2026

Explore this home ↗
Compare these homes ↗Drawn automatically from the published catalogue as served on 2026-10-27. New publications join the candidate pool automatically; the three shown depend on price and eligibility. This is not a whole-market search.
Film by Fine & Country · open at publisher ↗

Independent reading

A £2.5m, 4,736 sq ft country house rebuilt around contemporary family life: ten private acres, a full-width orangery, cinema and dedicated gym, sauna and steam-room wing.

Angelton Hall sits at Aveno's lower price boundary, but the scale of its recent modernisation, ten-acre privacy and unusually complete entertaining and wellness programme carry it over the admission line. The £528/sq ft headline applies only to the marketed internal area; it gives the woodland, garage, summerhouse and consented-but-unbuilt pool no separate value. The June 2024 £1.85m transfer is useful exact-property history, not proof that the present £2.5m ask reflects completed capital works. Price the house only after a works chronology, component measurement and title-and-access audit.

Remarkability99/100
Data readiness95/100
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.

Architecture20/20

Original architect unverified; comprehensively remodelled, refurbished and extended by successive owners

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 · 95/100

Exact identity20/20

Angelton Hall, Angelton Road, Pen-y-Fai, Bridgend; official UPRN/title bridge remains buyer-side.

Market status20/20

Live primary or syndication listing checked 7 Sep 2026.

Price and area18/20

£528/sq ft from current guide and the current 4,736 sq ft marketing and Rightmove floor-area record; a signed component measurement remains required for the main house, garage, summerhouse and any pool works.

Buyer intelligence17/20

Costs, title, planning, energy, environmental and comparable questions are structured.

Rights and media20/20

Exact-property YouTube player with fallback.

Independent reasons
  • A £2.5m, 4,736 sq ft country house rebuilt around contemporary family life: ten private acres, a full-width orangery, cinema and dedicated gym, sauna and steam-room wing.
  • 4,736 sq ft at £2.5m clears Aveno's luxury threshold.
  • The exact-property film shows the real architecture and interiors without Aveno reproducing agent media.
Data already strong
  • Live listing and current guide
  • Exact-property publisher-controlled film
  • Price-density and component cost model
  • Transaction and comparable caveats kept explicit
Data still missing
  • Official title number, UPRN, registered ten-acre extent and the complete access, claimed-right-of-way, boundary, covenant, drainage, woodland and outbuilding position
  • Signed component-area schedule and the precise scope, professional team, cost, approvals, completion evidence and warranties for the recent remodelling
  • Full planning and Building Control trail for P/18/806/FUL, P/20/921/FUL and the P/21/1073/FUL pool consent, including current implementation status and expiry
  • Measured operating costs, plant service histories, tree-management liabilities, insurability and property-level environmental evidence

Aveno Decision Engine · live model

What does the evidence
change?

Current buyer actionVIEW — VERIFY THE DECISION PACK

Angelton Hall sits at Aveno's lower price boundary, but the scale of its recent modernisation, ten-acre privacy and unusually complete entertaining and wellness programme carry it over the admission line. The £528/sq ft headline applies only to the marketed internal area; it gives the woodland, garage, summerhouse and consented-but-unbuilt pool no separate value. The June 2024 £1.85m transfer is useful exact-property history, not proof that the present £2.5m ask reflects completed capital works. Price the house only after a works chronology, component measurement and title-and-access audit.

Identity confidence100%

Angelton Hall, Angelton Road, Pen-y-Fai, Bridgend
Fine & Country's live original instruction, Rightmove and OnTheMarket identify the same detached freehold Angelton Hall in Pen-y-Fai at offers over £2.5m, with four bedrooms, four bathrooms, 4,736 sq ft and about ten acres. The exact CF31 4LL address is independently joined by Companies House, postcode records, the June 2024 Land Registry-derived transaction, planning references P/18/806/FUL, P/20/921/FUL and P/21/1073/FUL, and Fine & Country's exact-property film.

UPRNStill protected
01
Premium test

Is the asking premium supported?

Guide midpoint£2,500,000£5,682 / m²
versus
Local evidence benchmark£5,057 / m²2 size-known local references
Subject vs unadjusted evidence12.4%
ReferenceDateAreaPrice / ask£/m²
Angelton Hall current asking evidencesame exact propertyInvalid Date440 m²£2,500,000£5,682Angelton Hall prior asking evidencesame exact property; prior campaignJan 2024440 m²£1,950,000£4,432
Resulting reference£2,558,750Not 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£624,250–£1,131,750Welsh LTT + disclosed transaction extras + acquisition checks + modelled running and replacement allowances. Mortgage interest and major defects excluded.
Council taxModelled until the exact council-tax band, annual charge and any separate assessment are verified.£3,500–£6,000modelled
Energy, water and private systemsScale, plant, pool/estate systems and attributed energy setup; bills missing.£14,000–£40,000modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£8,400–£24,000modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£28,000–£56,000modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£19,600–£40,000modelled
Modelled Welsh LTT on recorded consideration£231,750Annual ownership range£73,500–£166,000
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 VALUATION
04
Property memory

The home’s price story.

21 Jun 2024£1,850,000Recorded sale · Freehold — Land Registry-derived record
35% nominal uplift14.6% annualised
Current guide midpoint£2,500,000Asking 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 instruction confirms offers over £2

Live original instruction confirms offers over £2.5m, detached/freehold status, four en-suite bedrooms, 4,736 sq ft, ten acres, EPC C, Band I, current enquiry route and the remodelling, cinema, wellness and grounds programme.

Source ↗connected

Current Fine & Country distribution independently confirms the £2

Current Fine & Country distribution independently confirms the £2.5m position, detached/freehold form, four bedrooms, four bathrooms, 4,736 sq ft, 440 sq m and 9 July 2026 listing date.

Source ↗connected

Working exact-property tour for Angelton Hall published by Fine & Country; permitted remote YouTube player only, with no copied stills, screenshots, downloads, rehosting or photography hotlinks

Working exact-property tour for Angelton Hall published by Fine & Country; permitted remote YouTube player only, with no copied stills, screenshots, downloads, rehosting or photography hotlinks.

Source ↗connected

Current independent distribution retains the live enquiry route and confirms the same price, property type, tenure, area, accommodation and amenities

Current independent distribution retains the live enquiry route and confirms the same price, property type, tenure, area, accommodation and amenities.

Source ↗connected

Land Registry-derived exact-address record identifies Angelton Hall, CF31 4LL as detached/freehold, records the £1

Land Registry-derived exact-address record identifies Angelton Hall, CF31 4LL as detached/freehold, records the £1.85m June 2024 transfer and retains a 467 sq m area that conflicts with the current 440 sq m instruction.

Source ↗connected

Companies House independently repeats Angelton Hall, Pen-y-Fai, Bridgend, Wales, CF31 4LL as an exact correspondence address; it proves address identity, not title ownership

Companies House independently repeats Angelton Hall, Pen-y-Fai, Bridgend, Wales, CF31 4LL as an exact correspondence address; it proves address identity, not title ownership.

Source ↗connected

Community-council minutes identify Angelton Hall, Angelton Road, Pen-y-Fai, CF31 4LL and planning application P/20/921/FUL for the treehouse and external decking; the complete decision and completion file remains buyer-side

Community-council minutes identify Angelton Hall, Angelton Road, Pen-y-Fai, CF31 4LL and planning application P/20/921/FUL for the treehouse and external decking; the complete decision and completion file remains buyer-side.

Source ↗partial

Closed prior instruction identifies planning reference P/21/1073/FUL dated 10 March 2022 for a single-storey indoor-pool extension with changing and plant rooms; implementation, expiry and condition discharge require the official file

Closed prior instruction identifies planning reference P/21/1073/FUL dated 10 March 2022 for a single-storey indoor-pool extension with changing and plant rooms; implementation, expiry and condition discharge require the official file.

Source ↗connected

Current Welsh main-residence LTT bands produce £231,750 at £2

Current Welsh main-residence LTT bands produce £231,750 at £2.5m. Buyer circumstances, higher rates, multiple-property treatment and reliefs require professional tax advice.

Source ↗not matched

Historic council material records a claimed route partly along the Angelton Hall drive

Historic council material records a claimed route partly along the Angelton Hall drive. The current definitive-map, title and conveyancing position must be established before valuation.

Source ↗not matched

Property-level river, surface-water, groundwater, drainage, woodland, radon, subsidence, contamination and climate evidence remains required

Property-level river, surface-water, groundwater, drainage, woodland, radon, subsidence, contamination and climate evidence remains required.

Source ↗

Published / verified

  1. Fine & Country currently offers Angelton Hall at offers over £2.5m as a detached freehold house with four en-suite bedrooms, four bathrooms, 4,736 sq ft, Council Tax Band I, EPC C and about ten acres.
  2. The current house has been comprehensively remodelled, refurbished and extended, with a double-height entrance hall, handmade kitchen, full-width orangery, cinema, gym, sauna, steam room and two bedrooms opening to a roof terrace.
  3. The grounds include a gated drive, extensive parking, double garage, heated summerhouse, landscaped terraces, mature woodland and a children's treehouse, elevated walkways and 25-metre zip wire.
  4. The live listing states that consent exists for an indoor swimming-pool extension with changing and plant rooms; the prior agent record identifies P/21/1073/FUL, dated 10 March 2022.
  5. The exact property sold for £1.85m on 21 June 2024, and the current seller narrative says further modernisation followed; the scope and cost of those works remain to evidence.
  6. Companies House, postcode records and local planning minutes independently identify Angelton Hall, Angelton Road, Pen-y-Fai, Bridgend, CF31 4LL.

Investigate next

  1. Obtain the official title register and plan, UPRN and a rights-of-way report, then reconcile the ten-acre extent, long drive, boundaries, woodland, historic claimed path, covenants, drainage, services and every outbuilding or occupational restriction.
  2. Retrieve the complete files for P/18/806/FUL, P/20/921/FUL, P/21/1073/FUL and all other alteration, treehouse, pool, landscaping and outbuilding works, joining planning conditions to Building Control completion, structural records, warranties and the current as-built plan.
  3. Commission a signed RICS component measurement separating the principal house, garage, workshops, summerhouse and any non-habitable areas, plus specialist surveys of roofs, glazing, orangery, terraces, drainage, sauna and steam plant, trees, retaining works and the unbuilt pool consent.
  4. Obtain the 2024 sale pack, a dated schedule and invoices for all subsequent modernisation, and three years of energy, water, security, insurance, woodland, grounds and plant costs; commission property-level flood, drainage, subsidence, radon and contamination searches.

Still unknown

  1. Official title number, UPRN, registered ten-acre extent and the complete access, claimed-right-of-way, boundary, covenant, drainage, woodland and outbuilding position
  2. Signed component-area schedule and the precise scope, professional team, cost, approvals, completion evidence and warranties for the recent remodelling
  3. Full planning and Building Control trail for P/18/806/FUL, P/20/921/FUL and the P/21/1073/FUL pool consent, including current implementation status and expiry
  4. Measured operating costs, plant service histories, tree-management liabilities, insurability and property-level environmental evidence
Primary publisher · visual-rights recordFine & Country Cardiff and NewportOpen 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. Fine & Country's live original instruction and current market distributions identify Angelton Hall and expose the publisher's working exact-property YouTube tour. The name, Pen-y-Fai location, £2.5m guide, four en-suite bedrooms, 4,736 sq ft, ten-acre setting, cinema and gym-sauna-steam-room programme align across the listing and film. Aveno uses only YouTube's publisher-controlled privacy-enhanced player and copies, downloads, screenshots, rehosts and hotlinks none of the video or estate-agent photography. 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?

Aveno records corrections and preserves the observation date. Owners, agents, architects and rights-holders are invited to provide documentary evidence.

Request a correction →

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.

Claim ledger7material claims with state, date and confidence
Source snapshots11typed observations with conflicts preserved
Change log1versioned amendments retained
Aveno Time MachineFollow this home’s market history.

Price, status, withdrawal, relisting and sale signals are preserved as dated observations. Missing history is never reconstructed as fact.

Open market timeline →
← Search all homesRead the methodology →