Architecture20/20
Comprehensive contemporary riverside remodelling; architect and project team to verify
Aveno permanent dossier · published 21 Aug 2026
Coombe Cottage
Bridge Road, Kingswear, Devon
Film by Savills via OnTheMarket
Independent reading
A 6,189 sq ft contemporary River Dart house with floor-to-ceiling glazing, a 50-foot living room, pool, cinema and 1.35 private acres.
Coombe Cottage clears the Pavello benchmark decisively: a £5.5m detached contemporary riverside house with exceptional glazing, privacy and leisure scale. At £889/sq ft, the offer case depends on joining the expanded present house to title, planning, Building Control and measured-survey evidence, then pricing river, retaining, pool and high-specification plant liabilities rather than treating the 2011 predecessor sale as simple appreciation.
Remarkability99/100
Data readiness92/100
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.
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 · 92/100
Exact identity20/20
Coombe Cottage, Bridge Road, Kingswear, Dartmouth; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 21 Aug 2026.
Price and area18/20
£889/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 YouTube player with fallback.
- A 6,189 sq ft contemporary River Dart house with floor-to-ceiling glazing, a 50-foot living room, pool, cinema and 1.35 private acres.
- 6,189 sq ft at £5.5m 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
- Official title/UPRN bridge and the complete 26-record planning and Building Control history
- RICS reconciliation of the current 575 m² EPC-derived area with the historic 225.49 m² predecessor record and approved plans
- Property-level river, tidal, surface-water, retaining, drainage, pool-plant, glazing and operating-cost evidence
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
Coombe Cottage clears the Pavello benchmark decisively: a £5.5m detached contemporary riverside house with exceptional glazing, privacy and leisure scale. At £889/sq ft, the offer case depends on joining the expanded present house to title, planning, Building Control and measured-survey evidence, then pricing river, retaining, pool and high-specification plant liabilities rather than treating the 2011 predecessor sale as simple appreciation.
Identity confidence99%
Coombe Cottage, Bridge Road, Kingswear, Dartmouth
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£5,500,000£9,565 / m²
versusLocal evidence benchmark£7,080 / m²1 size-known local reference
Subject vs unadjusted evidence35.1%
ReferenceDateAreaPrice / ask£/m²
Kaywana Hall, Kingswearsame villageAug 2026423 m²£2,995,000£7,080Resulting reference£4,681,900Not 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£990,250–£1,525,750SDLT + 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.£15,600–£45,000modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£9,360–£27,000modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£31,200–£63,000modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£21,840–£45,000modelled
03
Claim audit
Marketing claim → buyer consequence.
Evidence readiness92/100
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.
3 Jun 2011£1,500,000Recorded sale · Freehold attributed
267% nominal uplift8.9% annualisedCurrent guide midpoint£5,500,000Asking 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 Savills £5
Live Savills £5.5m freehold instruction, detached type, exact address and postcode, five bedrooms, five bathrooms, 1.35 acres, EPC D, accommodation, river setting and exact-property film.
Source ↗partialExact-address current EPC-derived 575 m² / 6,189 sq ft area, EPC D score 64 lodged April 2026, detached type, Band G and planning-record count
Exact-address current EPC-derived 575 m² / 6,189 sq ft area, EPC D score 64 lodged April 2026, detached type, Band G and planning-record count.
Source ↗connectedWorking exact-property film exposed by the live Savills listing; permitted publisher-controlled YouTube player only
Working exact-property film exposed by the live Savills listing; permitted publisher-controlled YouTube player only.
Source ↗connectedCurrent cross-market syndication added 17 June 2026 confirms £5
Current cross-market syndication added 17 June 2026 confirms £5.5m, five bedrooms, five bathrooms, five receptions, freehold tenure, EPC D and 1.35 acres.
Source ↗connectedExact-address £1
Exact-address £1.5m June 2011 transaction and historic 225.49 m² predecessor footprint; explicitly not a current-house comparable.
Source ↗partialCurrent £2
Current £2.995m / 4,551 sq ft Kaywana Hall asking anchor in Kingswear; not a completed sale and materially different in land, authorship and amenity mix.
Source ↗not matchedPlanning and Building Control route for the expanded current house, pool, retaining, drainage and ancillary accommodation; exact approvals and completion records remain to retrieve
Planning and Building Control route for the expanded current house, pool, retaining, drainage and ancillary accommodation; exact approvals and completion records remain to retrieve.
Source ↗not matchedProperty-level river, tidal, surface-water, groundwater, drainage, retaining and climate-risk evidence remains required
Property-level river, tidal, surface-water, groundwater, drainage, retaining and climate-risk evidence remains required.
Source ↗Published / verified
- The live Savills instruction shows a £5.5m freehold detached house with five bedrooms, five bathrooms, about 1.35 acres and viewing access.
- Current exact-address EPC-derived evidence records 575 m² / 6,189 sq ft, EPC D score 64 and an April 2026 lodgement; that current record supersedes the much smaller historic footprint for price-density analysis.
- The three-storey plan includes a 50-foot open-plan kitchen/living room, wraparound river balcony, garden-level leisure suite, indoor pool, cinema and self-contained guest or ancillary accommodation.
- The exact-property YouTube film is exposed by the live listing and remains inside its publisher-controlled player; Aveno reproduces no listing photography.
Investigate next
- Obtain the official title, title plan, UPRN, access and river-boundary rights, covenants, drainage responsibilities and any foreshore or retaining obligations.
- Retrieve the complete planning, Building Control, completion, structural, glazing, pool, drainage and remodelling record, including professional appointments, invoices and transferable warranties.
- Commission RICS measurement and specialist river/flood, retaining-wall, waterproofing, pool-plant, glazing, roof, drainage and mechanical surveys; obtain three years of energy, water, insurance and maintenance records.
Still unknown
- Official title/UPRN bridge and the complete 26-record planning and Building Control history
- RICS reconciliation of the current 575 m² EPC-derived area with the historic 225.49 m² predecessor record and approved plans
- Property-level river, tidal, surface-water, retaining, drainage, pool-plant, glazing and operating-cost evidence
Primary publisher · visual-rights recordSavills via OnTheMarketOpen 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 YouTube 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.