Architecture and authorship20/20
Bespoke contemporary new-build
Aveno permanent dossier · published 13 Aug 2026
Bishops Lodge
Stratford-upon-Avon, Warwickshire
Film by Fine & Country
Independent reading
An 8,600 sq ft new-build estate with spa-scale bathrooms, games and fitness suite, outdoor kitchen and a 0.58-acre private setting.
The visual, specification and scale exceed the luxury threshold; the two-house redevelopment history makes address allocation, title, warranty and completion evidence the offer gate.
Remarkability97/100
Data readiness86/100
Ownership intensityHigh
Why this belongs in Aveno
Remarkable is
an evidence test.
Flagship intelligence97remarkability / 100
Admitted to the private reserve: a genuinely high-value modern house with exact-property publisher film, live market evidence and a decision-ready buyer brief.
Luxury and specification20/20
Scale, finish and lifestyle facilities are materially above ordinary prime stock.
Privacy and setting18/20
Detached form and setting pass; title and boundary evidence remain buyer-side.
Visual quality20/20
Exact-property cinematic publisher film located.
Market distinction19/20
Price, rarity and accommodation support admission.
Data-readiness audit · 86/100
Exact identity18/20
Bishops Lodge, Tiddington Road, £4m, six bedrooms and about 8,600 sq ft align across Vaughan Reynolds, Fine & Country, OnTheMarket, Rightmove and the exact-property film. Some sources differ on 100/102 allocation and plot area, so official title confirmation is required.
Market status20/20
Live listing checked 12 Aug 2026.
Price and area18/20
Current guide and floor area connected; measured survey pending.
Buyer intelligence17/20
Costs, comparables and document gates are structured.
Rights and media20/20
Exact-property publisher-controlled YouTube embed with fallback.
- An 8,600 sq ft new-build estate with spa-scale bathrooms, games and fitness suite, outdoor kitchen and a 0.58-acre private setting.
- The £4.0m position, 8,601 sq ft scale and lifestyle programme clear the Pavello luxury benchmark.
- The exact-property film gives a cinematic, publisher-controlled view of the architecture and interiors without Aveno reproducing agent media.
- Live primary and syndicated listing evidence
- Exact-property publisher film
- Price-density and five-year cost model
- Planning, title, environmental and energy questions separated from claims
- Official title/UPRN and definitive 100/102 address allocation
- Planning-condition discharge, completion and full ICW warranty wording
- As-built area, plot survey, services bills and plant-maintenance history
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionINVESTIGATE — VERIFY TITLE, COMPLETION AND WARRANTY
The visual, specification and scale exceed the luxury threshold; the two-house redevelopment history makes address allocation, title, warranty and completion evidence the offer gate.
Identity confidence91%
Bishops Lodge, 102 Tiddington Road, Stratford-upon-Avon CV37 7BB
Bishops Lodge, Tiddington Road, £4m, six bedrooms and about 8,600 sq ft align across Vaughan Reynolds, Fine & Country, OnTheMarket, Rightmove and the exact-property film. Some sources differ on 100/102 allocation and plot area, so official title confirmation is required.
UPRNStill protected
01
Premium test
Is the asking premium supported?
Guide midpoint£4,000,000£5,006 / m²
versusLocal evidence benchmark£5,007 / m²2 size-known local sales
Subject vs unadjusted evidence-0.0%
ReferenceDateAreaSold£/m²
Fine & Country Bishops Lodge asksame marketed propertyAug 2026798.94 m²£4,000,000£5,007OnTheMarket Bishops Lodge asksame marketed propertyAug 2026798.9 m²£4,000,000£5,007Resulting reference£4,601,036Not 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£645,250–£940,750SDLT + disclosed transaction extras + acquisition checks + modelled running and replacement allowances. Mortgage interest and major defects excluded.
Council taxBand H attributed by listing; exact local charge and dwelling match required.£4,500–£5,000attributed
Energy, water and coolingApproximately 799 m² new-build; replace with bills and system design/commissioning data.£8,000–£18,000modelled
Buildings and contents insuranceHigh rebuild value and substantial glazing/plant.£5,000–£12,000modelled
Fabric, spa, gym and systems reserveLarge bespoke envelope, bathrooms, leisure spaces and integrated systems.£25,000–£55,000modelled
Grounds, outdoor kitchen and security0.45–0.58 acre grounds, gates, hardscape and external equipment.£6,000–£15,000modelled
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 VALUATION04
Property memory
The home’s price story.
30 Mar 2021£1,500,000Recorded sale · Freehold
167% nominal uplift20.0% 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 £4m freehold listing, Bishops Lodge identity, 8,601 sq ft and core luxury specification
Live £4m freehold listing, Bishops Lodge identity, 8,601 sq ft and core luxury specification.
Source ↗connectedMatching current £4m listing, 798
Matching current £4m listing, 798.94 m², six bedrooms/six bathrooms and 0.58 acres.
Source ↗connectedExact-property Fine & Country film for Bishops Lodge
Exact-property Fine & Country film for Bishops Lodge.
Source ↗connectedSame-address/site £1
Same-address/site £1.5m sale on 30 Mar 2021; predates redevelopment.
Source ↗connectedExact-site planning application for demolition and erection of two dwellings at 102 Tiddington Road
Exact-site planning application for demolition and erection of two dwellings at 102 Tiddington Road.
Source ↗not matchedProperty-level river, surface-water and groundwater results not captured; no risk level claimed
Property-level river, surface-water and groundwater results not captured; no risk level claimed.
Source ↗Published / verified
- The current primary listing offers Bishops Lodge freehold at £4,000,000 with 8,601 sq ft and six bedrooms.
- Fine & Country and OnTheMarket independently carry a matching £4m, six-bedroom, approximately 8,600 sq ft contemporary house.
- Publisher claims include a games/leisure suite, gym, outdoor kitchen, double garage/carport, six spa-style bathrooms and a ten-year ICW warranty.
Investigate next
- Bridge Bishops Lodge to the official 100/102 title, UPRN, plot and postal address; reconcile 0.45/0.58-acre claims.
- Obtain planning discharge, Building Control completion, ICW policy, professional certificates and plant commissioning records.
- Commission drainage, landscaping, retaining/boundary and building-services surveys; verify outdoor-kitchen, spa/gym and automation running costs.
Still unknown
- Official title/UPRN and definitive 100/102 address allocation
- Planning-condition discharge, completion and full ICW warranty wording
- As-built area, plot survey, services bills and plant-maintenance history
Primary publisher · visual-rights recordVaughan ReynoldsOpen original source ↗Open rights-basis evidence ↗
All market photography and film remain controlled by their publishers. The publication candidate uses only the permitted YouTube player and original Aveno evidence graphics until separate social-image permission is recorded. The exact-property film remains inside Fine & Country's public YouTube player. Aveno does not copy, download, screenshot, rehost or hotlink listing media. The dossier renders an Aveno title-and-evidence panel plus a direct film/source link if the publisher player is unavailable; no broken-image panel is created. 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.