19th-century Georgian-style villa with substantial recent energy, kitchen and leisure upgrades
Home 173 · For sale
Dadbrook House
Dadbrook, Cuddington, Buckinghamshire
Independent reading
A handsome 19th-century Georgian-style villa with a 2022 Gaggenau kitchen, indoor pool, sauna, cinema, converted water tower, tennis court and 14.14 acres on the edge of Cuddington.
The £3.25m guide is about £615 per marketed 5,281 sq ft or £447 per 7,267 sq ft including pool and outbuildings. Neither is a valuation: title, component measurement, ancillary uses, pool and energy systems, access and actual estate costs must be reconciled before an offer.
Bedrooms5
Publisher-stated area5,281 sq ft
Grounds, approx.14.14 acres
The 30-second view
Three things worth knowing.
Whether title, signed component areas, ancillary-use approvals, energy-system warranties and pool, building and estate records support the guide without hidden legal or operating liabilities.
The 7,267 sq ft upper headline includes pool and outbuildings of different utility; the apparent £447 per sq ft cannot be compared directly with a principal-house denominator.
Consider the next stepUnderstand the purchase.
Explore costs, work back from your budget, and discover three alternatives.
+
Understand the purchase.
Explore costs, work back from your budget, and discover three alternatives.
A clearer purchase / Dadbrook House
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.
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 £3,250,000. 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.
7 Mill Lane
Southwold
£3,250,000Contemporary oak-framed coastal house
- Bedrooms
- 8
- Recorded area
- 5,048 sq ft
- Recorded land
- Unknown
- Ownership intensity
- High · editorial
Source checked: 19 Aug 2026
Explore this home ↗Bois Lane Residence
Chesham Bois, Amersham
£3,250,000Contemporary courtyard and terrace house
- Bedrooms
- 5
- Recorded area
- 5,782 sq ft
- Recorded land
- 0.72 acres
- Ownership intensity
- High · editorial
Source checked: 21 Aug 2026
Explore this home ↗Boundary Place
Warninglid
£3,250,000Award-winning timber-clad modernist country house
- Bedrooms
- 7
- Recorded area
- 5,343 sq ft
- Recorded land
- 3.5 acres
- Ownership intensity
- High · editorial
Source checked: 26 Aug 2026
Explore this home ↗How we assess this homeOptional scores, the reasons behind them and the detailed decision tools.+
These are Aveno’s editorial assessments, not valuations, survey findings or guarantees. Design scores describe the selection; data-readiness scores describe how complete the recorded evidence is. Higher scores do not mean fewer purchase risks.
Why this belongs in Aveno
Remarkable is
an evidence test.
Flagship intelligence95remarkability / 100
PUBLISHED after READY admission under the any-era luxury and publisher-link continuity policies: current sale, stable identity, measured-area split, complete buyer dossier and an exact official film bridge are present; playback is access-unavailable and not claimed.
Luxury and condition24/25
Current particulars document substantial recent roof, kitchen, energy and leisure investment; specialist condition remains buyer-side.
Design and character23/25
Well-proportioned Georgian-style rooms and mature fabric are paired with thoughtful contemporary upgrades.
Privacy and setting24/25
Landscaped gardens and parkland provide privacy while Cuddington and rail connections remain accessible.
Lifestyle24/25
Pool, sauna, cinema, tennis, water tower, pond and 14 acres create an exceptional but management-heavy programme.
- A characterful and carefully upgraded country house with a rare energy and leisure specification.
- A broad family and guest programme including pool, sauna, cinema and converted water tower.
- Mature private gardens and parkland extending to 14.14 acres at the edge of a connected village.
- Current exact named original instruction.
- Current price, tenure, accommodation, acreage and component-area evidence.
- Exact official property-film bridge.
- Current improvements and services narrative.
- Complete decision-oriented buyer questions and tax calculation.
- Title and approvals pack.
- Signed component-area reconciliation.
- Specialist condition and energy-system evidence.
- Actual operating costs and adjusted comparables.
- Playback access-unavailable and not claimed.
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionINVESTIGATE — VERIFY TITLE, COMPONENT AREA, APPROVALS, ENERGY SYSTEMS AND COSTS
The house and setting are compelling; component utility and the evidence behind the upgraded systems decide value.
Identity confidence100%
Dadbrook House, Dadbrook, Cuddington, Buckinghamshire
Current Strutt & Parker LON260047, its brochure and exact current distribution align the Dadbrook House name, village, price, accommodation, area range, acreage and defining pool, water-tower and energy programme; a current planning-address record supplies HP18 0AG.
UPRNStill protected
01
Premium test
Is the asking premium supported?
Guide midpoint£3,250,000£6,624 / m²
versusLocal evidence benchmarkWithheld0 size-known local references
Subject vs unadjusted evidence—
ReferenceDateAreaPrice / ask£/m²
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£568,750–£1,063,750SDLT + disclosed transaction extras + acquisition checks + modelled running and replacement allowances. Mortgage interest and major defects excluded.
Energy and pool systemsPlanning range only for the house, pool, solar/battery plant and sauna; replace with bills and service records.£12,000–£32,000modelled
Grounds, pond and tennis upkeepPlanning range only for 14.14 acres, landscaped gardens and leisure grounds; replace with current contracts.£18,000–£50,000modelled
Insurance and fabric reservePlanning range only for a large historic house, pool and multiple ancillary buildings; replace after surveys and insurer terms.£18,000–£55,000modelled
03
Claim audit
Marketing claim → buyer consequence.
Evidence readiness88/100
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.
Direct transaction memory is not yet matched.
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.
Look beyond the listingSale history · heritage · planning evidenceOpen official records
Sources, facts and unanswered questionsRead the evidence ledger, publisher notes and questions to investigate.+
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
Original market evidence
Current £3.25m exact-property instruction.
Source ↗partialArea
Current range and component schedule; signed reconciliation outstanding.
Source ↗partialOfficial film
Exact official property-tour identity; playback not independently checked.
Source ↗not matchedTitle, approvals and costs
Official title/UPRN, approvals, warranties, surveys and actual running records not connected.
Source ↗Published / verified
- The current original instruction offers Dadbrook House at a £3.25m guide and records five bedrooms, four bathrooms and four receptions.
- The marketed range is 5,281–7,267 sq ft; the brochure separately schedules 4,176 sq ft principal floors, 524 sq ft cellar, 581 sq ft attic, 871 sq ft pool and 1,110 sq ft outbuildings.
- The house combines 19th-century character with a kitchen completed in 2022, a new main roof and 60 solar panels with seven 5.2 kWh batteries installed in 2024, and a 2025 outdoor sauna.
- The programme includes cinema, indoor pool, converted water tower with ancillary accommodation and games room, hard tennis court, pond, garage/workshop and two EV chargers.
- The landscaped garden and parkland extend to 14.14 acres; title boundaries, rights and every ancillary use remain to be verified.
- Standard-rate SDLT at £3.25m is £303,750; the additional-property illustration is £466,250. Buyer circumstances and completion-date rules require professional confirmation.
Investigate next
- Obtain the registered title, plan and UPRN; verify the full HP18 0AG identity, boundaries, access, pond, field gates, covenants and services.
- Commission a signed RICS component measurement reconciling the 5,281–7,267 sq ft headline with principal floors, cellar, attic, pool, water tower, garage, workshop and other outbuildings.
- Obtain planning, Building Control and lawful-use evidence for the pool, water-tower conversion, ancillary accommodation, sauna, solar/battery installation and every structural alteration.
- Commission building, roof, drainage, electrical, battery/solar, pool-plant, sauna, tree, pond and outbuilding surveys; verify the EPC A calculation and fire-safety arrangements.
- Obtain three years of energy, pool, grounds, insurance, security and maintenance records plus condition-adjusted completed-sale evidence.
Still unknown
- Official title/UPRN, exact boundaries, rights, drainage and service obligations.
- Signed component areas and lawful uses within the marketed 5,281–7,267 sq ft range.
- Complete planning and Building Control history for the leisure, ancillary and energy works.
- Independent condition and actual annual operating costs for the pool, solar/battery system, house and 14-acre grounds.
- Independent film playback was access-unavailable; exact publisher identity is established and no broken, removed or mismatched evidence was found.
Primary publisher · visual-rights recordStrutt & ParkerOpen original source ↗Open rights-basis evidence ↗
Strutt & Parker's current LON260047 instruction was rechecked on 4 November 2026 at a £3.25m guide: five bedrooms, four bathrooms, four receptions, 5,281–7,267 sq ft, 14.14 acres, Freehold, Band H and EPC A. The exact current distribution resolves Dadbrook House Drone Video to the publisher-controlled MediaHub MP4. Official publisher film; playback not independently checked. The current Strutt & Parker original exposes Property tour and its exact current distribution resolves Dadbrook House Drone Video to the publisher-controlled BNP Paribas MediaHub MP4. Aveno may link externally but must not embed, copy or rehost any photograph, frame or footage. Playback was access-unavailable and is not claimed. Original labelled Aveno evidence graphic and current original listing link. 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?
Request a correction →Aveno records corrections and preserves the observation date. Owners, agents, architects and rights-holders are invited to provide documentary evidence.
Aveno Time MachineFollow this home’s market history.
Open market timeline →Price, status, withdrawal, relisting and sale signals are preserved as dated observations. Missing history is never reconstructed as fact.