Architecture20/20
Hill residential development team · named architect to verify
Aveno permanent dossier · published 28 Aug 2026
Lakeside House
11 Cambridge Road, Great Shelford, Cambridgeshire
Independent reading
A £4m, 6,615 sq ft contemporary lakeside house with five en-suite bedrooms, vaulted glass-lined volumes, gated privacy and a private deck over the water in Great Shelford.
Lakeside House clears the Pavello benchmark through exceptional contemporary scale, unusually complete interiors, gated seclusion and a rare water-edge lifestyle minutes from Cambridge. The £605/sq ft headline uses the current marketed 6,615 sq ft. An exact-address EPC-derived record gives 633 sq m / 6,814 sq ft, while the listing narrative says about 1.35 acres and a Savills summary bullet says just over half an acre; signed measurement and the official title plan are therefore essential valuation inputs.
Remarkability99/100
Data readiness95/100
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 · 95/100
Exact identity20/20
Lakeside House, 11 Cambridge Road, Great Shelford, Cambridge; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 28 Aug 2026.
Price and area18/20
£605/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 £4m, 6,615 sq ft contemporary lakeside house with five en-suite bedrooms, vaulted glass-lined volumes, gated privacy and a private deck over the water in Great Shelford.
- 6,615 sq ft at £4.0m 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 acreage and complete lake, boundary, access, drainage, covenant and shared-infrastructure position
- Signed component-area schedule reconciling 6,615 and 6,814 sq ft and separating house, garage, carport and lake-edge structures
- Complete S/3264/18/FL design, condition, Building Control, completion, warranty and Hill handover archive
- Measured operating costs, systems service histories and property-level river, surface-water, groundwater and lake-risk evidence
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
Lakeside House clears the Pavello benchmark through exceptional contemporary scale, unusually complete interiors, gated seclusion and a rare water-edge lifestyle minutes from Cambridge. The £605/sq ft headline uses the current marketed 6,615 sq ft. An exact-address EPC-derived record gives 633 sq m / 6,814 sq ft, while the listing narrative says about 1.35 acres and a Savills summary bullet says just over half an acre; signed measurement and the official title plan are therefore essential valuation inputs.
Identity confidence99%
Lakeside House, 11 Cambridge Road, Great Shelford, Cambridge
The live Savills instruction, current Rightmove and Bidwells distribution, exact named-property Land Registry-derived transaction, exact-address EPC record and property-specific parish planning records all align on Lakeside House, 11 Cambridge Road, Great Shelford, Cambridge, CB22 5JE. The current sources agree on a detached freehold house at a £4m guide with five bedrooms, five bathrooms and approximately 6,615 sq ft. The title number and UPRN remain unconnected, but the unique name, full address, transaction history, planning references and current specification produce a decisive exact-property match.
UPRNStill protected
01
Premium test
Is the asking premium supported?
Guide midpoint£4,000,000£6,508 / m²
versusLocal evidence benchmarkWithheld0 size-known local references
Subject vs unadjusted evidence—
ReferenceDateAreaPrice / ask£/m²
The Paddock, 15 Cambridge Roadsame road and postcodeNov 2025—£4,940,000—13 Cambridge Roadsame roadOct 2015—£2,400,000—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£720,250–£1,170,750SDLT + 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.£12,000–£36,250modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£7,200–£21,750modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£24,000–£50,750modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£16,800–£36,250modelled
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.
27 May 2021£3,450,000Recorded sale · Freehold
16% nominal uplift2.9% annualisedCurrent guide midpoint£4,000,000Asking 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 original Savills instruction with £4m guide, named-property identity, detached/freehold status, five bedrooms, five bathrooms, 6,615 sq ft area, current specification and lake setting
Live original Savills instruction with £4m guide, named-property identity, detached/freehold status, five bedrooms, five bathrooms, 6,615 sq ft area, current specification and lake setting.
Source ↗connectedCurrent independent instruction confirms the £4m guide, five bedrooms, detached house, 6,615 sq ft / 614
Current independent instruction confirms the £4m guide, five bedrooms, detached house, 6,615 sq ft / 614.55 sq m, Great Shelford location and principal contemporary specification.
Source ↗connectedCurrent Bidwells For Sale page independently repeats the named Lakeside House, £4m guide, five-bedroom accommodation, Cambridge Road identity and waterside lifestyle
Current Bidwells For Sale page independently repeats the named Lakeside House, £4m guide, five-bedroom accommodation, Cambridge Road identity and waterside lifestyle.
Source ↗connectedLand Registry-derived exact named-property table records 11 Lakeside House as detached/freehold and sold for £3
Land Registry-derived exact named-property table records 11 Lakeside House as detached/freehold and sold for £3.45m on 27 May 2021; it also supplies same-road transaction anchors.
Source ↗partialExact-address transaction, EPC and planning-derived record attributes five bedrooms, five bathrooms, detached form, EPC B score 86, 633 sq m / 6,814 sq ft and ten approved planning records
Exact-address transaction, EPC and planning-derived record attributes five bedrooms, five bathrooms, detached form, EPC B score 86, 633 sq m / 6,814 sq ft and ten approved planning records.
Source ↗connectedOfficial Great Shelford parish planning minutes name Lakeside House, 11 Cambridge Road and record S/3264/18/NMA1 against the exact property
Official Great Shelford parish planning minutes name Lakeside House, 11 Cambridge Road and record S/3264/18/NMA1 against the exact property.
Source ↗connectedOfficial parish agenda names Lakeside House, 11 Cambridge Road and records S/3264/18/COND12, tying the current address to the wider S/3264/18/FL programme
Official parish agenda names Lakeside House, 11 Cambridge Road and records S/3264/18/COND12, tying the current address to the wider S/3264/18/FL programme.
Source ↗not matchedOfficial Greater Cambridge planning search route; the complete S/3264/18/FL replacement-dwelling, additional-homes, amendments, conditions, Building Control and completion archive remains to retrieve and reconcile
Official Greater Cambridge planning search route; the complete S/3264/18/FL replacement-dwelling, additional-homes, amendments, conditions, Building Control and completion archive remains to retrieve and reconcile.
Source ↗connectedRoyal Mail, Ordnance Survey, ONS and Land Registry-attributed postcode data lists 11 Cambridge Road among known CB22 5JE addresses, repeats transaction evidence and supplies the archive's deliberately approximate postcode centroid
Royal Mail, Ordnance Survey, ONS and Land Registry-attributed postcode data lists 11 Cambridge Road among known CB22 5JE addresses, repeats transaction evidence and supplies the archive's deliberately approximate postcode centroid.
Source ↗not matchedProperty-level river, surface-water, groundwater, drainage and climate-risk evidence remains required for the lake-edge site
Property-level river, surface-water, groundwater, drainage and climate-risk evidence remains required for the lake-edge site.
Source ↗Published / verified
- Savills currently offers Lakeside House at a £4m guide as a detached freehold house with five bedrooms, five bathrooms and approximately 6,615 sq ft / 614.55 sq m.
- Current Rightmove and Bidwells instructions independently repeat the named property, £4m guide, detached status and principal accommodation, with the sale shown as live on 28 August 2026.
- The 2020–21 Hill-built house has a vaulted entrance, exposed brick, a Nolte kitchen with Neolith surfaces, full-height sliding glazing, Lutron lighting, underfloor heating, MVHR, CCTV and alarm systems.
- All five bedrooms are described as en suite; terraces, balconies, a gym-or-annexe opportunity, gated drive, double garage, double carport and a lake-edge Safari Breeze House extend the lifestyle programme.
- Land Registry-derived records identify 11 Lakeside House as a detached freehold sold for £3.45m on 27 May 2021, while exact-address EPC evidence records a B rating with score 86.
- Great Shelford parish records name Lakeside House, 11 Cambridge Road and connect it to the S/3264/18/FL replacement-dwelling and additional-homes planning programme and later condition/non-material-amendment records.
Investigate next
- Obtain the official title register and plan, UPRN bridge and every covenant, confirming the marketed extent, partial lake ownership, waterside boundaries, access, shared infrastructure, drainage, maintenance rights and any retained-development obligations.
- Commission a signed RICS component measurement reconciling the current 6,615 sq ft / 614.55 sq m total with the exact-address EPC-derived 633 sq m / 6,814 sq ft record and separately identify garage, carport, lake house and any non-residential area.
- Retrieve the complete S/3264/18/FL, later amendment and condition-discharge archive, Building Control completion, structural files, new-home warranty and Hill handover pack for the house, lake-edge structures, garage, carport, terraces and landscaping.
- Obtain three years of electricity, water, MVHR, heating, glazing, security, lake, grounds and insurance records; commission specialist structure, envelope, services, drainage, arboricultural, water-edge and flood surveys.
Still unknown
- Official title number, UPRN, registered acreage and complete lake, boundary, access, drainage, covenant and shared-infrastructure position
- Signed component-area schedule reconciling 6,615 and 6,814 sq ft and separating house, garage, carport and lake-edge structures
- Complete S/3264/18/FL design, condition, Building Control, completion, warranty and Hill handover archive
- Measured operating costs, systems service histories and property-level river, surface-water, groundwater and lake-risk evidence
Primary publisher · visual-rights recordSavills CambridgeOpen 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.