Architecture20/20
Bespoke modern country-house commission; named architect to verify
Aveno permanent dossier · published 14 Aug 2026
Grenaway
Chelford Road, Prestbury, Cheshire
Film by Jackson-Stops
Independent reading
An 8,177 sq ft four-storey Prestbury house with a galleried atrium, indoor pool, cinema, wine cellar and south-facing 0.82-acre setting.
Grenaway is less radical than Goodacres but clears the benchmark through scale, privacy, coherent modern luxury, exact film and unusually strong same-property transaction evidence. The April 2025 £2.8m sale makes the present £3.75m guide a document-led negotiation, not a lifestyle premium to accept on presentation alone.
Remarkability97/100
Data readiness91/100
Ownership intensityHigh
Why this belongs in Aveno
Remarkable is
an evidence test.
Flagship intelligence97remarkability / 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 distinction18/20
Price, rarity and accommodation support admission.
Data-readiness audit · 91/100
Exact identity20/20
Grenaway, Chelford Road, Prestbury, Macclesfield; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 14 Aug 2026.
Price and area18/20
£459/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 Vimeo player with fallback.
- An 8,177 sq ft four-storey Prestbury house with a galleried atrium, indoor pool, cinema, wine cellar and south-facing 0.82-acre setting.
- 8,177 sq ft at £3.8m 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
- Named architect and official UPRN/title bridge
- What changed after the April 2025 £2.8m purchase and which of 8,177 or 9,109 sq ft is the defensible RICS area
- Pool, basement and whole-house operating/renewal history
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
Grenaway is less radical than Goodacres but clears the benchmark through scale, privacy, coherent modern luxury, exact film and unusually strong same-property transaction evidence. The April 2025 £2.8m sale makes the present £3.75m guide a document-led negotiation, not a lifestyle premium to accept on presentation alone.
Identity confidence99%
Grenaway, Chelford Road, Prestbury, Macclesfield
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£3,750,000£4,936 / m²
versusLocal evidence benchmark£4,394 / m²1 size-known local sale
Subject vs unadjusted evidence12.3%
ReferenceDateAreaSold£/m²
Chenies, Chelford Roadsame road/postcodeApr 2015660 m²£2,900,000£4,394Resulting reference£3,838,787Not 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£770,250–£1,270,750SDLT + 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.£15,200–£42,750modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£9,120–£25,650modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£30,400–£59,850modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£21,280–£42,750modelled
03
Claim audit
Marketing claim → buyer consequence.
Evidence readiness91/100
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.
23 Apr 2025£2,800,000Recorded sale · Freehold
34% nominal uplift25.0% annualisedCurrent guide midpoint£3,750,000Asking 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 primary-agency guide, identity, 8,177 sq ft area, tenure, tax, EPC, land, private-right and accommodation details
Live primary-agency guide, identity, 8,177 sq ft area, tenure, tax, EPC, land, private-right and accommodation details.
Source ↗partialCurrent £3
Current £3.75m co-listing states 9,109 sq ft; the 932 sq ft conflict is retained rather than blended.
Source ↗connectedWorking exact-property Jackson-Stops film naming Grenaway; permitted Vimeo player only
Working exact-property Jackson-Stops film naming Grenaway; permitted Vimeo player only.
Source ↗connectedSame-property £2
Same-property £2.8m sale on 23 April 2025 plus 2008/2005 history and same-road anchors with explicit caveats.
Source ↗not matchedPlanning and Building Control route; exact pool, basement and alteration files pending
Planning and Building Control route; exact pool, basement and alteration files pending.
Source ↗not matchedProperty-level surface-water, groundwater and basement drainage evidence required
Property-level surface-water, groundwater and basement drainage evidence required.
Source ↗Published / verified
- The live Jackson-Stops listing states £3.75m, 8,177 sq ft, five en-suite bedrooms, 0.82 acre, freehold, Band H and EPC C.
- The exact-property Jackson-Stops film names Grenaway and confirms the four-storey layout, indoor pool, cinema, wine cellar and landscaped setting.
- The same address sold for £2.8m on 23 April 2025 and £3m in April 2008. The current guide is £950,000 / 33.9% above the latest completed sale before allowing for transaction costs, works, condition and market movement.
- A current Savills listing at the same £3.75m describes 9,109 sq ft, creating a 932 sq ft / 11.4% conflict with Jackson-Stops' 8,177 sq ft.
Investigate next
- Obtain the title, planning, Building Control, alteration, pool, warranty and energy-system files.
- Reconcile the current 8,177 sq ft with the transaction-derived 735 m² / 7,911 sq ft record using a RICS measurement.
- Commission pool, basement waterproofing, ventilation, roof, atrium glazing, AV and landscape/drainage surveys.
Still unknown
- Named architect and official UPRN/title bridge
- What changed after the April 2025 £2.8m purchase and which of 8,177 or 9,109 sq ft is the defensible RICS area
- Pool, basement and whole-house operating/renewal history
Primary publisher · visual-rights recordJackson-Stops AlderleyOpen 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 Vimeo 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.