Architecture20/20
Adrian James Architects · RIBA South Award and Sustainability Award 2017
Aveno permanent dossier · published 22 Aug 2026
Incurvo
Icknield Road, Goring-on-Thames, Oxfordshire
Film by Stowhill Estates
Independent reading
A RIBA-awarded curved-brick house with an EPC A score of 105, 6,749 sq ft of marketed space, two private acres, cinema, gym and triple garage with studio apartment.
Incurvo is a rare Pavello-level commission: named architectural authorship, national professional recognition, a genuinely sculptural plan, near-Passivhaus engineering and a private two-acre setting. The £4.75m guide equates to £704/sq ft on the marketed 6,749 sq ft total, but the listing's 543 m² flexible-living claim and the 510–512 m² professional/EPC records make a component RICS measurement essential before using that blended density for value.
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
Incurvo, Icknield Road, Goring, Reading; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 22 Aug 2026.
Price and area18/20
£704/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 YouTube player with fallback.
- A RIBA-awarded curved-brick house with an EPC A score of 105, 6,749 sq ft of marketed space, two private acres, cinema, gym and triple garage with studio apartment.
- 6,749 sq ft at £4.8m 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
- Official UPRN/title-number bridge, title plan, access rights and restrictive covenants
- A signed RICS area schedule separating house, studio apartment, triple garage and plant
- Three years of utility, grounds, insurance, service and renewable-generation records plus any certified Passivhaus or airtightness result
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
Incurvo is a rare Pavello-level commission: named architectural authorship, national professional recognition, a genuinely sculptural plan, near-Passivhaus engineering and a private two-acre setting. The £4.75m guide equates to £704/sq ft on the marketed 6,749 sq ft total, but the listing's 543 m² flexible-living claim and the 510–512 m² professional/EPC records make a component RICS measurement essential before using that blended density for value.
Identity confidence99%
Incurvo, Icknield Road, Goring, Reading
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£4,750,000£7,576 / m²
versusLocal evidence benchmarkWithheld0 size-known local references
Subject vs unadjusted evidence—
ReferenceDateAreaPrice / ask£/m²
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£920,250–£1,460,750SDLT + 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.£16,400–£46,250modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£9,840–£27,750modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£32,800–£64,750modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£22,960–£46,250modelled
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 direct instruction marked Available: £4
Live direct instruction marked Available: £4.75m, named Incurvo identity, 6,748.97 sq ft / 627 m², 89,921.75 sq ft plot, five bedrooms, five bathrooms, freehold tenure, Band H, architecture, systems and exact-property film.
Source ↗connectedCurrent independent syndication corroborates the £4
Current independent syndication corroborates the £4.75m detached instruction, 6,749 sq ft / 627 m², tenure, accommodation, setting and specification.
Source ↗connectedExact-property Stowhill Estates tour exposed by the direct live listing; Aveno uses only the publisher-controlled YouTube player
Exact-property Stowhill Estates tour exposed by the direct live listing; Aveno uses only the publisher-controlled YouTube player.
Source ↗connectedArchitect's named project record confirms the curved design, near-Passivhaus strategy, renewable systems and RIBA South, sustainability and Chilterns design recognition
Architect's named project record confirms the curved design, near-Passivhaus strategy, renewable systems and RIBA South, sustainability and Chilterns design recognition.
Source ↗connectedIndependent professional record confirms the Goring identity, Adrian James authorship, 510 m² GIA, construction strategy and 2017 regional sustainability award
Independent professional record confirms the Goring identity, Adrian James authorship, 510 m² GIA, construction strategy and 2017 regional sustainability award.
Source ↗connectedExact-address identity and current EPC-derived record: detached, 512 m², rating A 105 lodged November 2025; no registered sale price captured
Exact-address identity and current EPC-derived record: detached, 512 m², rating A 105 lodged November 2025; no registered sale price captured. Automated value estimates are excluded.
Source ↗not matchedOfficial planning and Building Control route; exact approvals, completion documents, area schedule and studio use remain buyer-side evidence gaps
Official planning and Building Control route; exact approvals, completion documents, area schedule and studio use remain buyer-side evidence gaps.
Source ↗not matchedProperty-level river, surface-water, groundwater, drainage, pond and ground-condition evidence required
Property-level river, surface-water, groundwater, drainage, pond and ground-condition evidence required.
Source ↗Published / verified
- The live direct Stowhill Estates listing shows Incurvo available at £4.75m with five bedrooms, five bathrooms, four receptions, 6,748.97 sq ft / 627 m² of marketed space, freehold tenure and approximately 89,922 sq ft / 2.06 acres.
- Adrian James Architects identify the house as Incurvo; RIBA records the Goring project at approximately 510 m² and awarded it the 2017 RIBA South Award and regional Sustainability Award. The Chiltern Society later recognised it in its 2019 design awards.
- The current exact-address EPC-derived record identifies Incurvo, Icknield Road, RG8 0DG as a detached house with 512 m² and an A rating of 105 lodged in November 2025.
- The listing attributes triple glazing, MVHR, solar power, Chiselwood joinery, Miele appliances, Lutron lighting, cinema, gym, lift provision, landscaped grounds and a triple garage with studio apartment.
Investigate next
- Commission a RICS component measurement reconciling the 627 m² marketed total, 543 m² flexible-living claim and 510–512 m² RIBA/EPC records, with the garage, studio and plant identified separately.
- Obtain the complete planning, Building Control, structural, waterproofing, warranty, renewable-energy, MVHR and commissioning archive; verify whether near-Passivhaus performance was certified rather than marketed.
- Survey the curved handmade-brick envelope, black-zinc roof interfaces, triple glazing, flat roofs, drainage/pond, solar array, MVHR, Lutron controls, lift provision and studio apartment, including lawful-use and separate-assessment implications.
Still unknown
- Official UPRN/title-number bridge, title plan, access rights and restrictive covenants
- A signed RICS area schedule separating house, studio apartment, triple garage and plant
- Three years of utility, grounds, insurance, service and renewable-generation records plus any certified Passivhaus or airtightness result
Primary publisher · visual-rights recordStowhill EstatesOpen 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 YouTube 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.