Architecture20/20
Octagon Developments · completed 2012 · comprehensively refurbished
Aveno permanent dossier · published 25 Aug 2026
Hepburn House
13 Eaton Park Road, Cobham, Surrey
Independent reading
A comprehensively modernised 7,002 sq ft Octagon house with bespoke interiors, sauna, media room, five-car basement garage and secluded private-estate gardens.
Hepburn House clears the Pavello benchmark through an unmistakably expensive £5m position, exceptional modernised interiors, strong privacy, rare subterranean garaging and a complete family-and-entertaining programme. The £5m guide is about £714/sq ft on the 7,002 sq ft marketed area, while the exact-address 2024 EPC records 642 m², about 6,910 sq ft. Reconcile that 92 sq ft difference and the basement component schedule before using either density as a valuation anchor.
Remarkability99/100
Data readiness96/100
Ownership intensityHigh
Why this belongs in Aveno
Remarkable is
an evidence test.
Flagship intelligence99remarkability / 100
Admitted to Aveno on architecture, live market evidence, defensible identity and structured buyer intelligence; no film is presented until an exact-property source is verified.
Luxury and finish20/20
Premium specification and lifestyle scale.
Privacy and setting19/20
Detached and materially private; legal boundaries remain to verify.
Visual quality12/20
No film displayed pending an exact-property verification.
Market distinction20/20
Price, rarity and accommodation support admission.
Data-readiness audit · 96/100
Exact identity20/20
Hepburn House, 13 Eaton Park Road, Cobham, Surrey; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 25 Aug 2026.
Price and area18/20
£714/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
No unverified third-party visual is displayed; Aveno evidence graphics and the live source remain available.
- A comprehensively modernised 7,002 sq ft Octagon house with bespoke interiors, sauna, media room, five-car basement garage and secluded private-estate gardens.
- 7,002 sq ft at £5.0m clears Aveno's luxury threshold.
- The dossier prioritises verified evidence over an unconfirmed visual.
- Live listing and current guide
- Price-density and component cost model
- Transaction and comparable caveats kept explicit
- Official title number, UPRN, registered extent and complete Eaton Park private-road/estate obligations
- Signed component-area schedule explaining the 6,910 / 7,002 sq ft records and treatment of basement garaging, plant and storage
- Complete original-build and refurbishment approvals/warranties plus actual energy, security, estate, landscape, basement and insurance costs
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
Hepburn House clears the Pavello benchmark through an unmistakably expensive £5m position, exceptional modernised interiors, strong privacy, rare subterranean garaging and a complete family-and-entertaining programme. The £5m guide is about £714/sq ft on the 7,002 sq ft marketed area, while the exact-address 2024 EPC records 642 m², about 6,910 sq ft. Reconcile that 92 sq ft difference and the basement component schedule before using either density as a valuation anchor.
Identity confidence99%
Hepburn House, 13 Eaton Park Road, Cobham, Surrey
The live Fine & Country instruction, current Savills syndication and current portal records align on Hepburn House, 13 Eaton Park Road, Cobham, KT11 2JJ: detached, freehold, seven bedrooms, four bathrooms, 7,002 sq ft, almost half an acre and the same refurbished Octagon house with sauna and five-car basement garage. Exact-address transaction, EPC, council-tax and planning-derived records independently join the name and number to a £4.6m February 2023 freehold transfer, a 642 m² EPC A record and approved 2023/3394 solar-panel application. The title number and UPRN remain conveyancing evidence rather than assumptions.
UPRNStill protected
01
Premium test
Is the asking premium supported?
Guide midpoint£5,000,000£7,686 / m²
versusLocal evidence benchmark£6,494 / m²1 size-known local reference
Subject vs unadjusted evidence18.4%
ReferenceDateAreaPrice / ask£/m²
15 Eaton Park Roadsame private road and postcodeJun 2023693 m²£4,500,000£6,494Hideaway, 25 Eaton Park Roadsame private road and postcodeDec 2023—£7,250,000—Resulting reference£4,857,630Not 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£980,250–£1,590,750SDLT + 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.£17,600–£51,250modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£10,560–£30,750modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£35,200–£71,750modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£24,640–£51,250modelled
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.
10 Feb 2023£4,600,000Recorded sale · Freehold
9% nominal uplift2.4% annualisedCurrent guide midpoint£5,000,000Asking 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 primary Fine & Country instruction with working viewing route, Hepburn House identity, detached/freehold status, seven bedrooms, four bathrooms, five receptions, over 7,000 sq ft, private gardens, bespoke specification and five-car underground garage; its page does not expose a current price in captured text
Live primary Fine & Country instruction with working viewing route, Hepburn House identity, detached/freehold status, seven bedrooms, four bathrooms, five receptions, over 7,000 sq ft, private gardens, bespoke specification and five-car underground garage; its page does not expose a current price in captured text.
Source ↗connectedCurrent Savills syndication confirms the reduced £5m guide, 7,002 sq ft, detached freehold, EPC A, Band H and the same Hepburn House architecture, accommodation and refurbishment programme
Current Savills syndication confirms the reduced £5m guide, 7,002 sq ft, detached freehold, EPC A, Band H and the same Hepburn House architecture, accommodation and refurbishment programme.
Source ↗connectedCurrent cross-market Savills instruction confirms £5m, 7,002 sq ft, seven bedrooms, four bathrooms, freehold tenure and the matching named-house narrative; some agent imagery is disclosed as virtually staged and none is reproduced by Aveno
Current cross-market Savills instruction confirms £5m, 7,002 sq ft, seven bedrooms, four bathrooms, freehold tenure and the matching named-house narrative; some agent imagery is disclosed as virtually staged and none is reproduced by Aveno.
Source ↗connectedExact-address index joins Hepburn House, 13 Eaton Park Road to the £4
Exact-address index joins Hepburn House, 13 Eaton Park Road to the £4.6m February 2023 transfer, EPC A dated October 2024, 642 m² area and Elmbridge application 2023/3394; obtain the source certificates and title directly.
Source ↗connectedOpen address and Land Registry-derived record joins the named property to number 13 and the £4
Open address and Land Registry-derived record joins the named property to number 13 and the £4.6m February 2023 freehold sale; it also supplies a postcode-centroid map point, not a parcel boundary.
Source ↗partialProject record attributes the 7,000 sq ft Hepburn House refurbishment to its contractor and describes five receptions, bespoke kitchen, spa bathrooms, underground five-car garaging, modern technology and landscaped gardens; contracts and completion evidence remain buyer-side
Project record attributes the 7,000 sq ft Hepburn House refurbishment to its contractor and describes five receptions, bespoke kitchen, spa bathrooms, underground five-car garaging, modern technology and landscaped gardens; contracts and completion evidence remain buyer-side.
Source ↗partialOfficial Elmbridge planning search route for the exact address and application 2023/3394; obtain the decision, approved drawings, conditions, discharge and Building Control completion directly from the authority
Official Elmbridge planning search route for the exact address and application 2023/3394; obtain the decision, approved drawings, conditions, discharge and Building Control completion directly from the authority.
Source ↗not matchedProperty-level river, surface-water, groundwater, drainage and climate-risk evidence remains required
Property-level river, surface-water, groundwater, drainage and climate-risk evidence remains required.
Source ↗Published / verified
- The live Fine & Country instruction has a working viewing route and identifies Hepburn House as a detached seven-bedroom, four-bathroom freehold house with five reception rooms, bespoke kitchen, secluded gardens and five-car underground garaging.
- Current Savills syndication records show a reduced £5m guide, 7,002 sq ft, EPC A, Band H and the same Octagon/refurbishment fingerprint.
- The 2012 Octagon house has been comprehensively refurbished with Miele and Liebherr appliances, Crittall-style doors, herringbone floors, bespoke cabinetry, marble detailing, sauna, games/media room, heated drive, EV charging and flexible basement gym/cinema space.
- Exact-address records join Hepburn House to number 13, a £4.6m February 2023 freehold transfer, a 642 m² EPC A assessment dated October 2024 and approved Elmbridge application 2023/3394 for rooftop solar panels.
Investigate next
- Obtain the official title register and plan, UPRN, Eaton Park private-road and gate obligations, estate charges, access and service rights, covenants, registered extent and any design-control provisions.
- Retrieve the original Octagon construction, planning, Building Control and warranty archive plus the complete recent-refurbishment specification, approvals, contracts, warranties and approved 2023/3394 solar-panel file.
- Commission a RICS component measurement reconciling the 7,002 sq ft marketing area with the 642 m² / approximately 6,910 sq ft 2024 EPC record; separate habitable accommodation, basement garage, plant, storage and any limited-headroom space.
- Survey the basement waterproofing, drainage, heated drive, roof, glazing, sauna, ventilation, heat-pump/gas and solar systems, smart controls and high-value finishes; obtain three years of energy, water, security, estate, landscape, insurance and maintenance records.
Still unknown
- Official title number, UPRN, registered extent and complete Eaton Park private-road/estate obligations
- Signed component-area schedule explaining the 6,910 / 7,002 sq ft records and treatment of basement garaging, plant and storage
- Complete original-build and refurbishment approvals/warranties plus actual energy, security, estate, landscape, basement and insurance costs
Primary publisher · visual-rights recordFine & Country CobhamOpen original source ↗Open rights-basis evidence ↗
No third-party property film or photography is displayed. Use the prominent live market source for real-property media; Aveno shows only its original evidence graphics. No exact-property film is displayed. The dossier uses only Aveno's original evidence presentation and links to the live market source; no estate-agent media is copied, downloaded, screenshot, rehosted or hotlinked. Aveno original evidence panel; no third-party property media is reproduced or embedded. 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.