Architecture20/20
Recent bespoke commission; named architect, structural engineer and interior designer to verify
Aveno permanent dossier · published 27 Aug 2026
Hollins House
Hollins Hill, Utkinton, Cheshire
Independent reading
A £4.75m, 9,636 sq ft contemporary Cheshire country house with an indoor pool, gym, sauna, six bedroom suites and 2.88 private acres.
Hollins House clears the Pavello benchmark through recent authored architecture, exceptional glazed living space, panoramic countryside views, a fully integrated wellness wing, privacy and serious entertaining scale. The £493/sq ft headline is consistent across the current 9,636 sq ft market records, but buyers must reconcile the EPC B/D conflict, the legal treatment of the pool-office space and the approved footpath diversion before treating that density as a clean value signal.
Remarkability99/100
Data readiness93/100
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 · 93/100
Exact identity20/20
Hollins House, Hollins Hill, Utkinton, Tarporley, Cheshire; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 27 Aug 2026.
Price and area18/20
£493/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 £4.75m, 9,636 sq ft contemporary Cheshire country house with an indoor pool, gym, sauna, six bedroom suites and 2.88 private acres.
- 9,636 sq ft at £4.8m 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, registered 2.88-acre extent and complete private-road, drainage, pond, access and covenant schedule
- Complete planning, Building Control, structural, completion and warranty evidence for the house, leisure wing, office-over-pool, garages and entrance works
- Final legal and physical implementation of the FP20/FP21 diversion approved with application 21/02432/FUL
- Current EPC certificate resolving the B/D conflict and measured annual pool, energy, water, grounds, security and insurance costs
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
Hollins House clears the Pavello benchmark through recent authored architecture, exceptional glazed living space, panoramic countryside views, a fully integrated wellness wing, privacy and serious entertaining scale. The £493/sq ft headline is consistent across the current 9,636 sq ft market records, but buyers must reconcile the EPC B/D conflict, the legal treatment of the pool-office space and the approved footpath diversion before treating that density as a clean value signal.
Identity confidence99%
Hollins House, Hollins Hill, Utkinton, Tarporley, Cheshire
The live Savills instruction, current Rightmove and OnTheMarket distributions, exact-address UPRN record and Cheshire West and Chester footpath decision align on the unique named Hollins House at Hollins Hill, Utkinton, CW6 0JP. The market sources agree on a detached freehold house at £4.75m with six bedrooms, seven bathrooms and 9,636 sq ft. The official council record independently locates the named property and joins it to planning reference 21/02432/FUL. The title register and plan remain required, but the exact-property identity is locked well above Aveno's publication threshold.
UPRN100012375268
01
Premium test
Is the asking premium supported?
Guide midpoint£4,750,000£5,306 / m²
versusLocal evidence benchmarkWithheld0 size-known local references
Subject vs unadjusted evidence—
ReferenceDateAreaPrice / ask£/m²
Knights View, Hollins Hillsame postcode and hillside settingOct 2015—£1,225,000—Sidebottom Farm, Stable Lanenearby rural addressJun 2025—£1,680,000—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£935,250–£1,410,750SDLT + 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.£17,000–£43,750modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£10,200–£26,250modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£34,000–£61,250modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£23,800–£43,750modelled
03
Claim audit
Marketing claim → buyer consequence.
Evidence readiness93/100
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 primary £4
Live primary £4.75m instruction with Hollins House identity, CW6 0JP address, 9,636 sq ft, 2.88 acres, six bedrooms, seven bathrooms, freehold tenure, EPC B and the complete house, wellness and grounds programme.
Source ↗connectedCurrent independent distribution confirms the £4
Current independent distribution confirms the £4.75m guide, detached freehold status, six bedrooms, seven bathrooms, 9,636 sq ft, EPC B and matching Savills particulars.
Source ↗partialCurrent Savills syndication confirms £4
Current Savills syndication confirms £4.75m, six bedrooms, seven bathrooms and 9,636 sq ft, but displays EPC D rather than B; the conflict is preserved pending the official current certificate.
Source ↗connectedExact-address record joins Hollins House, Hollins Hill, CW6 0JP to UPRN 100012375268 and an EPC B property record
Exact-address record joins Hollins House, Hollins Hill, CW6 0JP to UPRN 100012375268 and an EPC B property record.
Source ↗connectedOfficial Cheshire West and Chester report names Hollins House, maps the affected FP20/FP21 routes and records approved application 21/02432/FUL for entrance walls, gates and footpath diversion
Official Cheshire West and Chester report names Hollins House, maps the affected FP20/FP21 routes and records approved application 21/02432/FUL for entrance walls, gates and footpath diversion.
Source ↗connectedOpen Postcode-derived CW6 0JP centroid supports the archive map; it is deliberately area-level and is not a title boundary or exact building point
Open Postcode-derived CW6 0JP centroid supports the archive map; it is deliberately area-level and is not a title boundary or exact building point.
Source ↗not matchedProperty-level river, surface-water, groundwater, drainage, pond and climate-risk evidence remains required
Property-level river, surface-water, groundwater, drainage, pond and climate-risk evidence remains required.
Source ↗Published / verified
- Savills currently offers Hollins House at a £4.75m guide as a detached freehold property with six bedrooms, seven bathrooms, 9,636 sq ft and 2.88 acres.
- Current Rightmove, Zoopla and OnTheMarket distributions independently repeat the same price, floor area, accommodation programme and Savills instruction, providing a live cross-platform status check.
- The principal house combines full-height glazing, four reception rooms and six suites with an indoor pool, gym, changing facilities, sauna, landscaped terraces, pond and detached garage block with enclosed and open-fronted parking.
- An exact-address record identifies UPRN 100012375268, while Cheshire West and Chester's statutory footpath report names Hollins House and links the entrance works to approved application 21/02432/FUL.
Investigate next
- Obtain the official title register and plan for UPRN 100012375268, confirming the 2.88-acre extent, private-road obligations, service and drainage rights, covenants, the pond and every garage or ancillary parcel.
- Retrieve the complete design, planning, Building Control, structural, fire-safety, completion and warranty archive for the recent house, pool, sauna, office-over-pool, terraces, pond, garages, entrance walls and gates.
- Reconcile the approved 21/02432/FUL footpath diversion with the definitive map, built entrance and title plan, and establish maintenance, privacy, insurance and public-access consequences.
- Commission a RICS component measurement and specialist pool, envelope, glazing, roof, drainage, MEP and landscape surveys; obtain three years of energy, water, pool, security, grounds, private-road and insurance records.
Still unknown
- Official title number, registered 2.88-acre extent and complete private-road, drainage, pond, access and covenant schedule
- Complete planning, Building Control, structural, completion and warranty evidence for the house, leisure wing, office-over-pool, garages and entrance works
- Final legal and physical implementation of the FP20/FP21 diversion approved with application 21/02432/FUL
- Current EPC certificate resolving the B/D conflict and measured annual pool, energy, water, grounds, security and insurance costs
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.