01
Premium test
Is the asking premium supported?
Guide midpoint£1,275,000£6,641 / m²
versusLocal evidence benchmark£4,773 / m²2 size-known local sales
Premium needing explanation39.1%
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£179,246–£275,746SDLT + acquisition checks + modelled running and replacement allowances. Mortgage interest and major defects excluded.
Council taxHenfield Band H, official 2026/27 charge£4,999–£4,999verified
Energy + water192 m²; EPC B is still an attributed listing claim; bills missing£2,800–£6,000modelled
Building insuranceNon-standard barn form; quotation required£1,800–£4,000modelled
Timber, roof + glazing reserveComponent reserve, not a percentage of asking price£6,500–£12,000modelled
Grounds + external structures939 m² plot, car barn, hot tub and landscaped garden£2,500–£6,000modelled
Solar + battery lifecycleAge, capacity, tariff and warranties not supplied£1,200–£3,500modelled
04
Property memory
The home’s price story.
18 Oct 2011£850,000Recorded sale · Freehold
50% nominal uplift2.8% annualisedCurrent guide midpoint£1,275,000Asking 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.