Architecture20/20
Comprehensively remodelled and extended 1930s house with Art Deco marine influence; the original designer and the professional team for the present scheme are not identified in the public evidence
Aveno permanent dossier · published 12 Sep 2026
Green Waters
St Mawes, Cornwall
Independent reading
A comprehensively remodelled 1930s marine house above the Percuil: 3,339 sq ft, five bedrooms, a river-facing principal suite, gym, sauna and circular wine cellar.
Green Waters clears Aveno's outstanding-modernisation gate through a coherent Art Deco-influenced coastal composition, river-facing glazing, a complete five-bedroom family plan and unusually resolved wellness and entertaining spaces. The £899/sq ft headline is an entry signal, not a valuation. The decision turns on proof for the remodelling and extensions, the condition and running cost of the all-electric underfloor heating, the 2,000-bottle cellar and sauna, coastal exposure, historic neighbour covenants and whether the approved detached garage can be delivered as expected.
Remarkability98/100
Data readiness96/100
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 house behind electric gates on a 0.42-acre plot with river-facing terrace and sheltered rear garden; neighbouring development, historic covenants and the precise boundary relationship remain material.
Visual quality20/20
Working exact-property publisher film.
Market distinction19/20
Price, rarity and accommodation support admission.
Data-readiness audit · 96/100
Exact identity20/20
Green Waters, Freshwater Lane, St Mawes, Truro, Cornwall; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 12 Sep 2026.
Price and area18/20
£898/sq ft from current guide and the current original listing's stated gross internal floor area of 3,339 sq ft / 310 sq m, excluding its separately stated 88 sq ft balcony; a signed RICS component measurement must confirm the three floors and treatment of the cellar and ancillary areas.
Buyer intelligence17/20
Costs, title, planning, energy, environmental and comparable questions are structured.
Rights and media20/20
Exact-property YouTube player with fallback.
- A comprehensively remodelled 1930s marine house above the Percuil: 3,339 sq ft, five bedrooms, a river-facing principal suite, gym, sauna and circular wine cellar.
- 3,339 sq ft at £3.0m 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 plan and full covenant/easement schedule, exact boundary and access rights, any view or development protections, and legal effects of neighbouring Percuil House
- Complete planning, Building Control, professional appointment, warranty and invoice archive for the remodelling, extensions, balcony, cellar, sauna, glazing, services, gates and landscaping
- Signed component measurement confirming 3,339 sq ft and treatment of the circular cellar and other ancillary space, plus a costed and conditioned route to build the approved garage
- Full EPC recommendations, three years of whole-house electricity and specialist-system costs, coastal fabric and insurability evidence, and property-level environmental searches
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
Green Waters clears Aveno's outstanding-modernisation gate through a coherent Art Deco-influenced coastal composition, river-facing glazing, a complete five-bedroom family plan and unusually resolved wellness and entertaining spaces. The £899/sq ft headline is an entry signal, not a valuation. The decision turns on proof for the remodelling and extensions, the condition and running cost of the all-electric underfloor heating, the 2,000-bottle cellar and sauna, coastal exposure, historic neighbour covenants and whether the approved detached garage can be delivered as expected.
Identity confidence100%
Green Waters, Freshwater Lane, St Mawes, Truro, Cornwall
Fine & Country's live original instruction names Green Waters on Freshwater Lane, St Mawes and supplies the title number CL302136, TR2 5AR location, exact accommodation, area and plot. Rightmove's current H Tiddy instruction repeats the £3m guide, title, area and material information. Fine & Country's exact-property film aligns to the name, architecture, five-bedroom programme and wellness spaces. Cornwall's planning record independently connects Greenwaters to PA23/05525, while Land Registry-derived history records the same named address at £830,000 in October 2013.
UPRNStill protected
01
Premium test
Is the asking premium supported?
Guide midpoint£3,000,000£9,671 / m²
versusLocal evidence benchmarkWithheld0 size-known local references
Subject vs unadjusted evidence—
ReferenceDateAreaPrice / ask£/m²
Porthcuel, Trelawney RoadSt Mawes coastal marketJul 2025—£2,625,000—Treyorath, Freshwater Lanesame street and postcodeMar 2016—£1,757,500—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£561,250–£923,750SDLT + 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.£9,000–£25,000modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£5,400–£15,000modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£18,000–£35,000modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£12,600–£25,000modelled
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 VALUATION04
Property memory
The home’s price story.
25 Oct 2013£830,000Recorded sale · Freehold — Land Registry-derived transaction
261% nominal uplift10.5% annualisedCurrent guide midpoint£3,000,000Asking 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 original £3m instruction confirms For Sale status, Green Waters identity, detached form, five bedrooms, five bathrooms, 3,339 sq ft, 0
Live original £3m instruction confirms For Sale status, Green Waters identity, detached form, five bedrooms, five bathrooms, 3,339 sq ft, 0.42 acre, modernised specification, title number, EPC, Council Tax, services and active enquiry route.
Source ↗connectedCurrent H Tiddy syndication corroborates the £3m guide, 20 July 2026 listing date, detached/freehold status, 3,339 sq ft area, material information, title CL302136, PA23/05525 and no-chain availability
Current H Tiddy syndication corroborates the £3m guide, 20 July 2026 listing date, detached/freehold status, 3,339 sq ft area, material information, title CL302136, PA23/05525 and no-chain availability.
Source ↗connectedWorking exact-property Green Waters tour published by Fine & Country; permitted remote YouTube player only, with no copied stills, screenshots, downloads, rehosting or photography hotlinks
Working exact-property Green Waters tour published by Fine & Country; permitted remote YouTube player only, with no copied stills, screenshots, downloads, rehosting or photography hotlinks.
Source ↗connectedCornwall application PA23/05525 connects Greenwaters, Freshwater Lane, TR2 5AR to the approved domestic garage and associated works; approved drawings, conditions, discharge and Building Control evidence remain buyer-side
Cornwall application PA23/05525 connects Greenwaters, Freshwater Lane, TR2 5AR to the approved domestic garage and associated works; approved drawings, conditions, discharge and Building Control evidence remain buyer-side.
Source ↗connectedThe parish planning register independently records PA23/05525 at Greenwaters as approved and also identifies nearby development and tree applications that require exact title and boundary reconciliation
The parish planning register independently records PA23/05525 at Greenwaters as approved and also identifies nearby development and tree applications that require exact title and boundary reconciliation.
Source ↗connectedLand Registry-derived sold-price index records Green Waters at £830,000 in October 2013 and supplies local anchors at Porthcuel and Treyorath; all are retained with time, area, condition and legal-extent caveats
Land Registry-derived sold-price index records Green Waters at £830,000 in October 2013 and supplies local anchors at Porthcuel and Treyorath; all are retained with time, area, condition and legal-extent caveats.
Source ↗connectedCurrent England single-property SDLT bands produce £273,750 at the £3m guide
Current England single-property SDLT bands produce £273,750 at the £3m guide. Buyer circumstances, higher rates, non-resident treatment and reliefs require professional tax advice.
Source ↗not matchedProperty-level river, surface-water, groundwater, reservoir and climate evidence remains required alongside coastal erosion, sewer, ground, radon, tree, access and insurance enquiries
Property-level river, surface-water, groundwater, reservoir and climate evidence remains required alongside coastal erosion, sewer, ground, radon, tree, access and insurance enquiries.
Source ↗Published / verified
- Fine & Country currently offers Green Waters at a £3m guide with an active enquiry route; the live instruction states five bedrooms, five bathrooms, three receptions, 3,339 sq ft and 0.42 acre.
- The current particulars attribute freehold title CL302136, EPC D, Council Tax Band G, mains water, electricity and drainage, electric heating and underfloor heating throughout.
- The 1930s house is described as comprehensively remodelled and extended across three floors, with an 88 sq ft balcony, river-facing principal suite, three-metre granite island, gym, sauna and circular wine cellar for about 2,000 bottles.
- Cornwall planning application PA23/05525 records approval for a domestic garage and associated works at Greenwaters; the listing markets planning permission for a detached double garage.
- Land Registry-derived history records Green Waters at £830,000 on 25 October 2013. The £2.17m nominal difference to today's guide spans almost thirteen years and a major remodelling programme, so it is not proof of present value.
- Fine & Country's working exact-property film remains inside the publisher-controlled YouTube player; Aveno reproduces no listing photograph, film still, screenshot, floorplan or footage.
Investigate next
- Obtain the official register and title plan for CL302136 plus every covenant, easement and boundary document; resolve the 1930s neighbour covenants, access, drainage, river outlook protections and the relationship to the adjacent Percuil House development.
- Build a complete planning and Building Control chronology for every remodelling, extension, balcony, glazing change, cellar, sauna, terrace, gates, landscaping and services intervention; retrieve the PA23/05525 decision, approved drawings, conditions, discharge evidence and costed garage specification.
- Commission a signed RICS component measurement and specialist coastal building, roof, glazing, balcony, damp, retaining-ground, drainage, electrical, underfloor-heating, Rayburn, sauna and cellar surveys, supported by warranties and maintenance records.
- Reconcile the £2.17m nominal uplift since October 2013 using a dated schedule of works, professional appointments, invoices, approvals, warranties and a component valuation; keep the land, view, garage consent and fitted amenities separate from the living-area density.
- Retrieve the full EPC and three years of electricity, water, insurance and maintenance evidence, then commission property-level river, surface-water, groundwater, reservoir, coastal-erosion, ground, radon, tree, sewer, access and insurability searches.
Still unknown
- Official title plan and full covenant/easement schedule, exact boundary and access rights, any view or development protections, and legal effects of neighbouring Percuil House
- Complete planning, Building Control, professional appointment, warranty and invoice archive for the remodelling, extensions, balcony, cellar, sauna, glazing, services, gates and landscaping
- Signed component measurement confirming 3,339 sq ft and treatment of the circular cellar and other ancillary space, plus a costed and conditioned route to build the approved garage
- Full EPC recommendations, three years of whole-house electricity and specialist-system costs, coastal fabric and insurability evidence, and property-level environmental searches
Primary publisher · visual-rights recordFine & Country Mid West CornwallOpen 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 identifies Green Waters and its current video channel carries a working exact-property tour of the five-bedroom St Mawes home. The named house, 3,339 sq ft area, five-bedroom programme, gym, sauna and spiral wine cellar align across the instruction and film. Aveno uses only YouTube's privacy-enhanced publisher-controlled player and copies, downloads, screenshots, rehosts and hotlinks none of the film 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?
Request a correction →Aveno records corrections and preserves the observation date. Owners, agents, architects and rights-holders are invited to provide documentary evidence.
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.
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.