Architecture20/20
Ellis Williams Architects, led by Julian Baker
Aveno permanent dossier · published 1 Sep 2026
Lymm Water Tower
Tower Lane, Lymm, Cheshire
Film by Gascoigne Halman
Independent reading
A RIBA-award-winning Grade II water tower transformed into 6,127 sq ft of contemporary living, with a modernist glass extension, 80-foot roof garden, gym, sauna and cinema.
Lymm Water Tower is an unmistakable Pavello-level architectural home: a protected Victorian landmark resolved as a calm contemporary residence by Ellis Williams Architects. The £490/sq ft headline is unusually low for its distinction but cannot be separated from Grade II obligations, the vertical tower fabric, specialist glazing and the telecom infrastructure. The marketed approximately £75,000 annual telecom income is gross attributed income and is deliberately excluded from Aveno's ownership-cost total until every lease, rent review, access right, tax treatment and capital obligation is verified.
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
Lymm Water Tower, Tower Lane, Lymm; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 1 Sep 2026.
Price and area18/20
£490/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-award-winning Grade II water tower transformed into 6,127 sq ft of contemporary living, with a modernist glass extension, 80-foot roof garden, gym, sauna and cinema.
- 6,127 sq ft at £3.0m 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 number, UPRN and complete listed-curtilage, access, covenant, Green Belt, utility, drainage and boundary position
- Full planning, listed-building, Building Control, completion, structural, warranty and professional-appointment archive for the 2002–2004 conversion and later works
- Signed component-area schedule and reconciliation of current EPC C with the older exact-address D record
- Complete telecom lease, income, access, tax, power, insurance, upgrade, removal and capital-liability evidence
- Measured operating costs, specialist fabric and systems history, insurability and property-level environmental evidence
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
Lymm Water Tower is an unmistakable Pavello-level architectural home: a protected Victorian landmark resolved as a calm contemporary residence by Ellis Williams Architects. The £490/sq ft headline is unusually low for its distinction but cannot be separated from Grade II obligations, the vertical tower fabric, specialist glazing and the telecom infrastructure. The marketed approximately £75,000 annual telecom income is gross attributed income and is deliberately excluded from Aveno's ownership-cost total until every lease, rent review, access right, tax treatment and capital obligation is verified.
Identity confidence100%
Lymm Water Tower, Tower Lane, Lymm
The newly published Gascoigne Halman instruction, current OnTheMarket and Rightmove distributions and exact-property publisher film align on Lymm Water Tower, Tower Lane, Lymm, WA13 0BD: a detached freehold five-bedroom house at offers over £3m with four bathrooms and 6,127 sq ft. Historic England independently fixes the statutory name and Tower Lane address under National Heritage List entry 1265850; Ellis Williams Architects and the owner-maintained architectural record identify the same Grade II tower, modernist wraparound extension and 2002–2004 conversion. The exact name, address, postcode, statutory designation, architect, design, accommodation, price and film produce an unequivocal property match; official title and UPRN remain buyer-side.
UPRNStill protected
01
Premium test
Is the asking premium supported?
Guide midpoint£3,000,000£5,271 / 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£650,250–£1,125,750SDLT + 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.£14,000–£40,000modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£8,400–£24,000modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£28,000–£56,000modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£19,600–£40,000modelled
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 instruction with current viewing route for Lymm Water Tower at offers over £3m, detached/freehold form, five bedrooms, four bathrooms, 6,127 sq ft, EPC C, Council Tax H, architectural specification, leisure spaces and attributed telecom income
Live original instruction with current viewing route for Lymm Water Tower at offers over £3m, detached/freehold form, five bedrooms, four bathrooms, 6,127 sq ft, EPC C, Council Tax H, architectural specification, leisure spaces and attributed telecom income.
Source ↗connectedCurrent distribution added within the last seven days independently confirms the exact name, postcode, price, detached/freehold form, accommodation, area, EPC, tax band, specifications, publisher film and live enquiry route
Current distribution added within the last seven days independently confirms the exact name, postcode, price, detached/freehold form, accommodation, area, EPC, tax band, specifications, publisher film and live enquiry route.
Source ↗connectedCurrent independent distribution confirms Lymm Water Tower, the newly marketed £3m-plus instruction, 6,127 sq ft, five bedrooms and the landmark contemporary conversion
Current independent distribution confirms Lymm Water Tower, the newly marketed £3m-plus instruction, 6,127 sq ft, five bedrooms and the landmark contemporary conversion.
Source ↗connectedWorking exact-property Gascoigne Halman film linked by the current listing; permitted remote YouTube player only, with no copied stills, screenshots, downloads, rehosting or hotlinks
Working exact-property Gascoigne Halman film linked by the current listing; permitted remote YouTube player only, with no copied stills, screenshots, downloads, rehosting or hotlinks.
Source ↗connectedOfficial National Heritage List record fixes Lymm Water Tower, Tower Lane as Grade II, entry 1265850, first listed 14 June 1984
Official National Heritage List record fixes Lymm Water Tower, Tower Lane as Grade II, entry 1265850, first listed 14 June 1984.
Source ↗connectedEllis Williams Architects' project record identifies the award-winning conversion and its modernist double-height glazed extension around the octagonal listed tower
Ellis Williams Architects' project record identifies the award-winning conversion and its modernist double-height glazed extension around the octagonal listed tower.
Source ↗partialOwner-maintained project history dates work from June 2002 to occupation in summer 2004 and records 11 awards, including a 2006 RIBA award; documentary award and completion packs remain buyer-side
Owner-maintained project history dates work from June 2002 to occupation in summer 2004 and records 11 awards, including a 2006 RIBA award; documentary award and completion packs remain buyer-side.
Source ↗connectedExact-address official-data-derived index independently identifies Lymm Water Tower, Tower Lane, WA13 0BD as a detached freehold five-bedroom, four-bathroom house; no completed sale price is published
Exact-address official-data-derived index independently identifies Lymm Water Tower, Tower Lane, WA13 0BD as a detached freehold five-bedroom, four-bathroom house; no completed sale price is published.
Source ↗not matchedOfficial Warrington planning search route; the complete planning, listed-building, condition-discharge, Building Control and later-works archive remains to retrieve
Official Warrington planning search route; the complete planning, listed-building, condition-discharge, Building Control and later-works archive remains to retrieve.
Source ↗not matchedProperty-level river, surface-water, groundwater, drainage, subsidence, tree and climate-risk evidence remains required
Property-level river, surface-water, groundwater, drainage, subsidence, tree and climate-risk evidence remains required.
Source ↗Published / verified
- Gascoigne Halman currently offers Lymm Water Tower at offers over £3m as a detached freehold house with five bedrooms, four bathrooms, 6,127 sq ft, EPC C and Council Tax H.
- The live instruction describes a cinema, gym, sauna, double-height principal suite, Poggenpohl kitchen and panoramic roof garden approximately 80 feet above ground with an eight-person teak hot tub.
- Historic England records Lymm Water Tower, Tower Lane as Grade II, National Heritage List entry 1265850, first listed on 14 June 1984.
- Ellis Williams Architects identifies the project as an award-winning conversion of the derelict listed tower with an octagonal modernist double-height glazed extension; the owner record dates the works from 2002 to occupation in 2004 and records 11 design and build awards including a 2006 RIBA award.
- The current publisher attributes approximately £75,000 per year of established gross telecom income from infrastructure at the top of the tower; no leases, rent schedule, access protocol, tax record or capital-liability allocation has yet been examined.
- A Gascoigne Halman-controlled YouTube tour names and shows the exact property; Aveno embeds the original privacy-enhanced player without copying, downloading, screenshotting or rehosting the footage.
Investigate next
- Obtain the official freehold title register and plan and join them to the UPRN and Grade II extent, confirming the site boundary, access, Green Belt and landscape constraints, easements, covenants, utilities, drainage and every listed-curtilage structure.
- Retrieve the complete conversion and later-works archive: planning and listed-building consents, condition discharges, Building Control completion, structural calculations, warranties, professional appointments, glazing details and conservation records.
- Review every telecom lease, licence, wayleave and equipment schedule, including counterparties, security of tenure, rent reviews, indexation, assignment, termination, service and emergency access, power costs, insurance, tax, interference, upgrade and removal obligations; reconcile at least three years of banked income.
- Commission a signed RICS component measurement separating the modern extension, tower floors, office, cinema, gym, sauna, carport and roof amenities, plus specialist stone, roof, waterproofing, glazing, steelwork, hot-tub, M&E, fire, lightning and telecom-structure surveys.
- Obtain three years of energy, water, security, landscape, specialist cleaning, hot-tub, sauna, technology, insurance and maintenance records and a property-level flood, drainage, subsidence, tree and climate-risk report.
Still unknown
- Official title number, UPRN and complete listed-curtilage, access, covenant, Green Belt, utility, drainage and boundary position
- Full planning, listed-building, Building Control, completion, structural, warranty and professional-appointment archive for the 2002–2004 conversion and later works
- Signed component-area schedule and reconciliation of current EPC C with the older exact-address D record
- Complete telecom lease, income, access, tax, power, insurance, upgrade, removal and capital-liability evidence
- Measured operating costs, specialist fabric and systems history, insurability and property-level environmental evidence
Primary publisher · visual-rights recordGascoigne Halman LymmOpen 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.