Architecture20/20
Bespoke Grand Designs-inspired manor commission with a separate contemporary Passivhaus annexe; project team to verify
Aveno permanent dossier · published 14 Aug 2026
Mount Houlditch Farm
Toadpit Lane, West Hill, Devon
Film by Fine & Country
Independent reading
A private near-30-acre Grand Designs-inspired estate with a 5,790 sq ft principal house, contemporary Passivhaus annexe, lakes, wetlands, orchard and extensive lifestyle grounds.
The principal house uses a traditional manor language, but the bespoke contemporary construction, Passivhaus annexe, exceptional privacy, environmental landscape and exact film lift the whole estate above a conventional country-house proposition.
Remarkability97/100
Data readiness89/100
Ownership intensityHigh
Why this belongs in Aveno
Remarkable is
an evidence test.
Flagship intelligence97remarkability / 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 distinction18/20
Price, rarity and accommodation support admission.
Data-readiness audit · 89/100
Exact identity20/20
Mount Houlditch Farm, Toadpit Lane, West Hill, Ottery St Mary; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 14 Aug 2026.
Price and area18/20
£604/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 private near-30-acre Grand Designs-inspired estate with a 5,790 sq ft principal house, contemporary Passivhaus annexe, lakes, wetlands, orchard and extensive lifestyle grounds.
- 5,790 sq ft at £3.5m 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 bridge and named design/construction team
- Complete 2021-to-current works and planning/appeal chronology
- Actual main-house, Passivhaus, drainage, lake, wetland and grounds operating history
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
The principal house uses a traditional manor language, but the bespoke contemporary construction, Passivhaus annexe, exceptional privacy, environmental landscape and exact film lift the whole estate above a conventional country-house proposition.
Identity confidence99%
Mount Houlditch Farm, Toadpit Lane, West Hill, Ottery St Mary
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£3,500,000£6,507 / m²
versusLocal evidence benchmarkWithheld0 size-known local sales
Subject vs unadjusted evidence—
ReferenceDateAreaSold£/m²
Mount Houlditch Farm 2021 transfersame propertyJun 2021—£1,900,000—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£760,250–£1,310,750SDLT + 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.£16,000–£46,250modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£9,600–£27,750modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£32,000–£64,750modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£22,400–£46,250modelled
03
Claim audit
Marketing claim → buyer consequence.
Evidence readiness89/100
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.
30 Jun 2021£1,900,000Recorded sale · Freehold
84% nominal uplift12.7% annualisedCurrent guide midpoint£3,500,000Asking 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 guide, named estate, area, accommodation, acreage, tenure, tax, EPC and environmental/lifestyle features
Live guide, named estate, area, accommodation, acreage, tenure, tax, EPC and environmental/lifestyle features.
Source ↗connectedPrimary agency listing confirms live status, exact identity, Passivhaus annexe and estate programme
Primary agency listing confirms live status, exact identity, Passivhaus annexe and estate programme.
Source ↗connectedWorking exact-property publisher film titled An Incredible Grand Designs Home Hidden in the English Countryside; permitted remote player only
Working exact-property publisher film titled An Incredible Grand Designs Home Hidden in the English Countryside; permitted remote player only.
Source ↗connectedSame-named property 30 June 2021 £1
Same-named property 30 June 2021 £1.9m transfer; exact title and land package still require official reconciliation.
Source ↗not matchedPlanning reference 22/1584/FUL identifies outbuilding demolition and proposed annexe/pool-house/home-office works; full decision and appeal history remains decision-critical
Planning reference 22/1584/FUL identifies outbuilding demolition and proposed annexe/pool-house/home-office works; full decision and appeal history remains decision-critical.
Source ↗not matchedProperty-level river, surface-water, groundwater, wetland, lake and drainage evidence required
Property-level river, surface-water, groundwater, wetland, lake and drainage evidence required.
Source ↗Published / verified
- The live sources show £3.5m, eight bedrooms, four bathrooms, 5,790 sq ft, freehold, Band G, EPC D and nearly 30 acres.
- The exact-property publisher film identifies the estate and shows the actual architecture, interiors, Passivhaus annexe, lakes and grounds.
- The same named property sold for £1.9m on 30 June 2021; the current guide is £1.6m / 84.2% above that transaction before works, land and market adjustments.
- Planning reference 22/1584/FUL concerns demolition of outbuildings and a new annexe, pool house and home office; the complete decision and appeal history must be reconciled.
Investigate next
- Obtain both official title plans, rights, covenants and the complete planning/appeal/Building Control chronology for every house, annexe, pool-house proposal, office and engineered landscape component.
- Reconcile the 2021 asset with the current estate through a works, land and professional-cost ledger and RICS component measurement.
- Commission structural, Passivhaus/airtightness, lake-bank, wetland, private drainage, water-supply, roof, glazing, biodiversity and estate-access surveys.
Still unknown
- Official title-number/UPRN bridge and named design/construction team
- Complete 2021-to-current works and planning/appeal chronology
- Actual main-house, Passivhaus, drainage, lake, wetland and grounds operating history
Primary publisher · visual-rights recordFine & Country Exeter via OnTheMarketOpen 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.