Architecture20/20
Piercy & Company · RIBA National Award 2015
Aveno permanent dossier · published 23 Aug 2026
Kew House
Cambridge Road, Kew, Greater London
Film by Piercy & Company
Independent reading
Piercy & Company's RIBA National Award-winning Kew landmark: twin prefabricated Corten-steel wings, a glazed bridge, courtyard living and a full-footprint basement studio.
Kew House is an unambiguous Pavello-level work of architecture: a £4m, nationally awarded self-build whose fearlessly detailed weathering-steel forms, retained Victorian stable wall, glazed circulation and adaptable basement transcend ordinary prime-London refurbishment. The £965/sq ft headline uses the listing's 4,144 sq ft; Piercy, RIBAJ and the EPC-derived record converge around 3,960–3,961 sq ft, so value must be tested on a reconciled RICS area rather than presentation alone.
Remarkability100/100
Data readiness96/100
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 · 96/100
Exact identity20/20
10 Cambridge Road, Kew, Richmond; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 23 Aug 2026.
Price and area18/20
£965/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.
- Piercy & Company's RIBA National Award-winning Kew landmark: twin prefabricated Corten-steel wings, a glazed bridge, courtyard living and a full-footprint basement studio.
- 4,144 sq ft at £4.0m 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 register/plan, link-detached boundary structure, access rights and conservation-area covenants
- Signed current RICS measurement and the exact inclusion of basement, circulation and ancillary areas
- Ten-year history of roof/cladding, glazing, basement, heating, insurance and utility costs plus approvals for post-completion alterations
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
Kew House is an unambiguous Pavello-level work of architecture: a £4m, nationally awarded self-build whose fearlessly detailed weathering-steel forms, retained Victorian stable wall, glazed circulation and adaptable basement transcend ordinary prime-London refurbishment. The £965/sq ft headline uses the listing's 4,144 sq ft; Piercy, RIBAJ and the EPC-derived record converge around 3,960–3,961 sq ft, so value must be tested on a reconciled RICS area rather than presentation alone.
Identity confidence99%
10 Cambridge Road, Kew, Richmond
The live named-property listing and independent syndication align at £4m, four bedrooms, four bathrooms and 4,144 sq ft. Open House identifies Kew House as 10 Cambridge Road, TW9 3JB; Piercy & Company and RIBAJ independently align the design, client, 2014 completion, approximately 3,960 sq ft / 368 m² and exact-property film. The EPC-derived address record corroborates detached type, C77 and Band G; official title remains buyer-side.
UPRNStill protected
01
Premium test
Is the asking premium supported?
Guide midpoint£4,000,000£10,390 / 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£745,250–£1,145,750SDLT + 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.£13,000–£35,000modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£7,800–£21,000modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£26,000–£49,000modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£18,200–£35,000modelled
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.
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 listing: £4m, named Kew House identity, four bedrooms, four bathrooms, 4,144 sq ft, freehold tenure, EPC C, Band G, Piercy authorship and current interior specification
Live original listing: £4m, named Kew House identity, four bedrooms, four bathrooms, 4,144 sq ft, freehold tenure, EPC C, Band G, Piercy authorship and current interior specification.
Source ↗connectedCurrent independent syndication corroborates the live £4m instruction, 4,144 sq ft / 385 m², link-detached description, tenure, accommodation, energy and award claims
Current independent syndication corroborates the live £4m instruction, 4,144 sq ft / 385 m², link-detached description, tenure, accommodation, energy and award claims.
Source ↗connectedExact-property film exposed by Piercy & Company's official Kew House project page; Aveno uses only the publisher-controlled Vimeo player
Exact-property film exposed by Piercy & Company's official Kew House project page; Aveno uses only the publisher-controlled Vimeo player.
Source ↗connectedArchitect's official project record: Kew identity, Lucas client, 3,960 sq ft GFA, completed status, design narrative, named consultants and RIBA/design awards
Architect's official project record: Kew identity, Lucas client, 3,960 sq ft GFA, completed status, design narrative, named consultants and RIBA/design awards.
Source ↗connectedIndependent professional award record: Piercy Connor, Lucas client, 368 m² GIA, £960k original contract value, material strategy and judges' assessment
Independent professional award record: Piercy Connor, Lucas client, 368 m² GIA, £960k original contract value, material strategy and judges' assessment.
Source ↗connectedExact named-property address bridge to 10 Cambridge Road, Kew, TW9 3JB and 2014 Piercy & Company authorship
Exact named-property address bridge to 10 Cambridge Road, Kew, TW9 3JB and 2014 Piercy & Company authorship.
Source ↗connectedExact-address EPC-derived record: detached, 368 m² / 3,961 sq ft, C77, Band G and no captured Land Registry sale
Exact-address EPC-derived record: detached, 368 m² / 3,961 sq ft, C77, Band G and no captured Land Registry sale. Automated value estimates are excluded.
Source ↗partialOfficial council monitoring record identifies 10/2817/FUL for the Cambridge Road house and retained-wall courtyard scheme; complete application, conditions and completion documents remain to obtain
Official council monitoring record identifies 10/2817/FUL for the Cambridge Road house and retained-wall courtyard scheme; complete application, conditions and completion documents remain to obtain.
Source ↗not matchedProperty-level river, surface-water, groundwater and basement flood evidence required for the Thames-side Kew setting
Property-level river, surface-water, groundwater and basement flood evidence required for the Thames-side Kew setting.
Source ↗Published / verified
- The live Story of Home listing and current Rightmove syndication show £4m, four bedrooms, four bathrooms, 4,144 sq ft / 385 m², freehold tenure, EPC C and Band G.
- Open House identifies the named house at 10 Cambridge Road, Kew, TW9 3JB; the architect, RIBAJ and EPC-derived record independently converge on 368 m² / approximately 3,960–3,961 sq ft.
- Piercy & Company records completion in 2014, RIBA National Award 2015, House of the Year finalist status and further architecture/design awards; Price & Myers, Arup and Richard Griffiths are named project consultants.
- The current listing attributes carefully renovated interiors, Douglas-fir flooring, bespoke oak-veneer joinery, underfloor heating, a sunken snug, fully retractable courtyard doors and an adaptable soundproofed basement studio.
Investigate next
- Obtain the full 10/2817/FUL and subsequent-conditions file, approved drawings, Building Control completion, structural/fabrication information, warranties and records for later interior and basement alterations.
- Commission a RICS component measurement reconciling the 4,144 sq ft marketing figure with the 3,960–3,961 sq ft architect, RIBA and EPC-derived records.
- Survey the continuously welded weathering-steel envelope, perforated screens, retained nineteenth-century wall, glazed bridge and stair, courtyard drainage, basement waterproofing/ventilation, underfloor heating and acoustic construction.
Still unknown
- Official title register/plan, link-detached boundary structure, access rights and conservation-area covenants
- Signed current RICS measurement and the exact inclusion of basement, circulation and ancillary areas
- Ten-year history of roof/cladding, glazing, basement, heating, insurance and utility costs plus approvals for post-completion alterations
Primary publisher · visual-rights recordStory of HomeOpen 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.