Architecture20/20
Quada flagship commission; full architect and professional design team to verify
Aveno permanent dossier · published 6 Sep 2026
Harford Manor
Forest Green Road, Holyport, Berkshire
Independent reading
A £35m, 20,275 sq ft contemporary country estate on 40 acres, with six principal suites, staff and groom accommodation, a 12-metre indoor pool, ten stables, indoor arena, tennis court, helipad and garaging for eight cars.
Harford Manor clears Aveno's benchmark by an exceptional margin: it rejects the default neo-classical mega-house formula in favour of a purpose-built contemporary estate whose gallery, two kitchens, wellness wing, equestrian infrastructure and landscape operate as one commission. The £1,726/sq ft headline uses the current 20,275 sq ft market field, but the owner's 24,000 sq ft statement and earlier 22,000–23,000 sq ft records expose a major component-boundary conflict. At this price, a signed area schedule, title-and-planning bridge, furnishing inventory and measured estate-operating history are mandatory before the guide can be tested.
Remarkability100/100
Data readiness94/100
Ownership intensityHigh
Why this belongs in Aveno
Remarkable is
an evidence test.
Flagship intelligence100remarkability / 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 · 94/100
Exact identity20/20
Harford Manor, Forest Green Road, Holyport, Maidenhead; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 6 Sep 2026.
Price and area18/20
£1,726/sq ft from current guide and the current Harding Green/OnTheMarket 20,275 sq ft structured field; the estate's own site states 24,000 sq ft and earlier marketing stated 22,000–23,000 sq ft, so the component boundary is unresolved.
Buyer intelligence17/20
Costs, title, planning, energy, environmental and comparable questions are structured.
Rights and media20/20
Exact-property YouTube player with fallback.
- A £35m, 20,275 sq ft contemporary country estate on 40 acres, with six principal suites, staff and groom accommodation, a 12-metre indoor pool, ten stables, indoor arena, tennis court, helipad and garaging for eight cars.
- 20,275 sq ft at £35.0m 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 number, UPRN, registered 40-acre extent and complete access, bridleway, equestrian, helipad, drainage, service, covenant, boundary and staff/groom occupation position
- Signed component-area schedule reconciling 20,275, 22,000, 23,000 and 24,000 sq ft across the house, leisure, staff, groom, garage, stable, arena and plant elements
- Named architect and complete planning, appeal, Building Control, structural, fire, ground-source, pool, equestrian, warranty and professional-appointment archive, including the final completion date
- Fully furnished inventory, measured operating costs, service history, staffing model, insurance terms and property-level flood, drainage, woodland, ground and climate-risk evidence
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
Harford Manor clears Aveno's benchmark by an exceptional margin: it rejects the default neo-classical mega-house formula in favour of a purpose-built contemporary estate whose gallery, two kitchens, wellness wing, equestrian infrastructure and landscape operate as one commission. The £1,726/sq ft headline uses the current 20,275 sq ft market field, but the owner's 24,000 sq ft statement and earlier 22,000–23,000 sq ft records expose a major component-boundary conflict. At this price, a signed area schedule, title-and-planning bridge, furnishing inventory and measured estate-operating history are mandatory before the guide can be tested.
Identity confidence99%
Harford Manor, Forest Green Road, Holyport, Maidenhead
Harding Green's live original instruction and current OnTheMarket and Rightmove distributions identify a £35m freehold country house on Forest Green Road, Holyport, with nine bedrooms, ten bathrooms, 20,275 sq ft, 40 acres, EPC B and Band H. The estate's own site names Harford Manor and the exact-property Fine & Country film matches the same design, pool, equestrian facilities, eight-car garaging and Windsor setting. Planning, construction and design-team sources independently join Harford Manor to Quada's replacement-estate project at Holyport. The name, road, postcode, scale, accommodation, amenities and film establish a decisive match; the title number and UPRN remain buyer-side.
UPRNStill protected
01
Premium test
Is the asking premium supported?
Guide midpoint£35,000,000£18,581 / m²
versusLocal evidence benchmarkWithheld0 size-known local references
Subject vs unadjusted evidence—
ReferenceDateAreaPrice / ask£/m²
Harford Manor current and prior asking historysame exact named estateInvalid Date—£0—Forest Green Road transaction evidencesame road; explicitly unmatchedMay 2026—£900,000—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£6,506,250–£9,493,750SDLT + 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.£90,000–£250,000modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£54,000–£150,000modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£180,000–£350,000modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£126,000–£250,000modelled
03
Claim audit
Marketing claim → buyer consequence.
Evidence readiness94/100
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.
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 Harding Green instruction confirms for-sale status, £35m guide, freehold form, nine bedrooms, ten bathrooms and the contemporary country-estate programme
Live original Harding Green instruction confirms for-sale status, £35m guide, freehold form, nine bedrooms, ten bathrooms and the contemporary country-estate programme.
Source ↗connectedCurrent Harding Green syndication supplies £35m, 20,275 sq ft, 40 acres, nine bedrooms, ten bathrooms, EPC B, Band H, freehold tenure, fully furnished status and a live enquiry route
Current Harding Green syndication supplies £35m, 20,275 sq ft, 40 acres, nine bedrooms, ten bathrooms, EPC B, Band H, freehold tenure, fully furnished status and a live enquiry route.
Source ↗connectedWorking exact-property Harford Manor film published by Fine & Country; permitted remote YouTube player only, with no copied stills, screenshots, downloads, rehosting or photography hotlinks
Working exact-property Harford Manor film published by Fine & Country; permitted remote YouTube player only, with no copied stills, screenshots, downloads, rehosting or photography hotlinks.
Source ↗connectedIndependent 26 August 2026 market report corroborates the July Harding Green launch, £35m guide, contemporary design, 20,000-plus sq ft scale and complete leisure and equestrian programme
Independent 26 August 2026 market report corroborates the July Harding Green launch, £35m guide, contemporary design, 20,000-plus sq ft scale and complete leisure and equestrian programme.
Source ↗partialThe estate's own presentation identifies Quada, Holyport, 40 acres and 24,000 sq ft
The estate's own presentation identifies Quada, Holyport, 40 acres and 24,000 sq ft.
Source ↗connectedThe planning consultant joins Quada's named Harford Manor project to the Holyport replacement-dwelling and equestrian planning history; the complete official file remains buyer-side
The planning consultant joins Quada's named Harford Manor project to the Holyport replacement-dwelling and equestrian planning history; the complete official file remains buyer-side.
Source ↗partialThe contractor identifies a three-year build completed in 2017 and two property awards
The contractor identifies a three-year build completed in 2017 and two property awards.
Source ↗connectedAddress-level Land Registry-derived index names Harford Manor and its annexe/stable records at SL6 2NN; no usable same-property completed sale price is captured
Address-level Land Registry-derived index names Harford Manor and its annexe/stable records at SL6 2NN; no usable same-property completed sale price is captured.
Source ↗partialSame-road transactions provide only explicitly unmatched micro-location context; none supports a direct valuation of Harford Manor
Same-road transactions provide only explicitly unmatched micro-location context; none supports a direct valuation of Harford Manor.
Source ↗not matchedProperty-level river, surface-water, groundwater, drainage, woodland, arena, paddock and climate-risk evidence remains required
Property-level river, surface-water, groundwater, drainage, woodland, arena, paddock and climate-risk evidence remains required.
Source ↗Published / verified
- Harding Green currently offers Harford Manor at a £35m guide as a freehold country house with nine bedrooms, ten bathrooms, 20,275 sq ft, EPC B and Council Tax Band H.
- The current listing records 40 acres, six principal bedroom suites, three staff bedrooms, groom accommodation, four principal reception rooms, two kitchens, an entertainment room, library, gallery, spa and sauna.
- A separate leisure building contains a 12-metre indoor pool, Jacuzzi, gym and roof terrace; the wider estate includes an all-weather tennis court, helicopter landing area, ten stables, tack room and indoor arena.
- Ground-source heating and cooling, whole-house heat recovery, smart-home infrastructure and fibre connectivity are attributed by the current instruction.
- Mansion Global reported that Harding Green brought the property to market in July 2026 and independently corroborated the £35m guide, contemporary design, 20,000-plus sq ft scale and leisure/equestrian programme.
- Ethos Construction dates completion to 2017 after a three-year build, while later editorial records use 2018; the signed completion and warranty archive must settle the chronology.
- The current 20,275 sq ft field conflicts with the estate website's 24,000 sq ft statement and earlier 22,000–23,000 sq ft marketing. No blended floor-area claim is made.
Investigate next
- Obtain the official freehold title register and plan joined to the UPRN, confirming the 40-acre boundary, one-kilometre drive, bridleway access, paddocks, woodland, helipad use, water, drainage, services, covenants and every equestrian or staff-occupation obligation.
- Retrieve the full replacement-dwelling and equestrian planning history, appeal decision, condition discharges, Building Control completion, structural and fire strategies, ground-source design, pool and arena approvals, professional appointments and warranties.
- Commission a signed RICS component measurement reconciling 20,275, 22,000, 23,000 and 24,000 sq ft and separating principal accommodation, staff/groom units, leisure building, garaging, stables, arena, plant, terraces and reduced-headroom space.
- Obtain the fully furnished inventory and three years of energy, water, staffing, security, insurance, pool, ground-source, smart-home, grounds, woodland, equestrian and building-maintenance records, then commission specialist envelope, roof, glazing, pool, arena, drainage and environmental surveys.
Still unknown
- Official title number, UPRN, registered 40-acre extent and complete access, bridleway, equestrian, helipad, drainage, service, covenant, boundary and staff/groom occupation position
- Signed component-area schedule reconciling 20,275, 22,000, 23,000 and 24,000 sq ft across the house, leisure, staff, groom, garage, stable, arena and plant elements
- Named architect and complete planning, appeal, Building Control, structural, fire, ground-source, pool, equestrian, warranty and professional-appointment archive, including the final completion date
- Fully furnished inventory, measured operating costs, service history, staffing model, insurance terms and property-level flood, drainage, woodland, ground and climate-risk evidence
Primary publisher · visual-rights recordHarding GreenOpen 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 publishes a working exact-property Harford Manor tour on its public YouTube channel. The named Holyport estate, 40-acre setting, 20,000-plus sq ft scale, six principal suites, indoor pool, equestrian complex, eight-car garaging and Windsor context align with the current Harding Green instruction. Aveno uses only YouTube's publisher-controlled privacy-enhanced player and copies, downloads, screenshots, rehosts and hotlinks none of the film or listing 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.