Architecture20/20
Grade I listed Clifton Hall; its principal late-eighteenth-century remodelling is attributed to John Carr, while the North Wing's precise phase and subsequent alterations require a building-specific conservation record
Aveno permanent dossier · published 12 Sep 2026
North Wing, Clifton Hall
Clifton Village, Nottingham, Nottinghamshire
Independent reading
A restored Grade I wing of Clifton Hall: about 10,086 sq ft by historic EPC record, with stately rooms, a Clive Christian kitchen, cinema, vaulted-cellar spa, annexe and formal gardens above the Trent.
North Wing clears Aveno's outstanding-modernisation route despite its attached form: the Grade I fabric has been rebuilt around a complete contemporary programme of bespoke kitchen, bedroom suites, cinema, gym, spa, steam room, sauna, private bar, annexe and coach-house garaging. The £248/sq ft headline is only a blended entry signal. The offer turns on the £1m increase from its March 2023 sale, proof and consent for the restoration, the current measured extent, the title split from South Wing, energy performance and the condition of every specialist system.
Remarkability98/100
Data readiness94/100
Ownership intensityHigh
Why this belongs in Aveno
Remarkable is
an evidence test.
Flagship intelligence98remarkability / 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
Private gated drive, formal hedged gardens, coach-house garaging and River Trent outlook; attachment to the South Wing, shared historic fabric and any common access or estate obligations remain material.
Visual quality20/20
Working exact-property publisher film.
Market distinction19/20
Price, rarity and accommodation support admission.
Data-readiness audit · 94/100
Exact identity20/20
The North Wing, Clifton Hall, Holgate, Clifton Village, Nottingham; UPRN 10034861976 connected, while the official title and tenure pack remain buyer-side.
Market status20/20
Live primary or syndication listing checked 12 Sep 2026.
Price and area18/20
£248/sq ft from current guide and the exact-address historic EPC record, which attributes 937 sq m / approximately 10,086 sq ft; the current Fine & Country instruction states no area, so a signed current component measurement must reconcile the living accommodation, cellars, annexe and coach-house garaging.
Buyer intelligence17/20
Costs, title, planning, energy, environmental and comparable questions are structured.
Rights and media20/20
Exact-property YouTube player with fallback.
- A restored Grade I wing of Clifton Hall: about 10,086 sq ft by historic EPC record, with stately rooms, a Clive Christian kitchen, cinema, vaulted-cellar spa, annexe and formal gardens above the Trent.
- 10,086 sq ft at £2.5m 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 and plan, exact North Wing extent, rights and liabilities shared with South Wing, coach-house and annexe legal status, drive and garden boundaries, historic-park obligations and building-insurance structure
- Complete Grade I listed-building, planning, Building Control, warranty and conservation archive for every restoration and leisure conversion
- Signed current component measurement and floorplan confirming whether the historic 10,086 sq ft includes the garaging, cellars and annexe, and resolving the six-versus-five bedroom description conflict
- Current EPC or exemption basis, Council Tax band, three years of energy and specialist-system costs, service records and property-level environmental and insurability evidence
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
North Wing clears Aveno's outstanding-modernisation route despite its attached form: the Grade I fabric has been rebuilt around a complete contemporary programme of bespoke kitchen, bedroom suites, cinema, gym, spa, steam room, sauna, private bar, annexe and coach-house garaging. The £248/sq ft headline is only a blended entry signal. The offer turns on the £1m increase from its March 2023 sale, proof and consent for the restoration, the current measured extent, the title split from South Wing, energy performance and the condition of every specialist system.
Identity confidence99%
The North Wing, Clifton Hall, Holgate, Clifton Village, Nottingham
Fine & Country's live original instruction expressly names the North Wing of Clifton Hall, Holgate, Clifton Village, NG11 and links the exact-property film. The exact-address public record connects UPRN 10034861976, the 937 sq m historic EPC area and semi-detached building form; Historic England independently fixes Grade I Clifton Hall at Holgate; Land Registry-derived history identifies the North Wing sale at £1.5m in March 2023. The official title number and plan remain buyer-side.
UPRN10034861976
01
Premium test
Is the asking premium supported?
Guide midpoint£2,500,000£2,668 / m²
versusLocal evidence benchmark£1,334 / m²1 size-known local reference
Subject vs unadjusted evidence100.0%
ReferenceDateAreaPrice / ask£/m²
South Wing, Clifton Hallsame Grade I buildingFeb 2023—£1,950,000—North Wing, Clifton Hallsame exact propertyMar 2016937 m²£1,250,000£1,334Resulting reference£1,437,500Not 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£726,250–£1,473,750SDLT + 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.£18,000–£55,000modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£10,800–£33,000modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£36,000–£77,000modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£25,200–£55,000modelled
03
Claim audit
Marketing claim → buyer consequence.
Evidence readiness94/100
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.
9 Mar 2023£1,500,000Recorded sale · Freehold — Land Registry-derived transaction
67% nominal uplift15.7% annualisedCurrent guide midpoint£2,500,000Asking 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 original £2
Live original £2.5m instruction confirms For Sale status, North Wing identity, six-bedroom headline, restored Grade I accommodation, freehold attribution, annexe, garaging, gardens and current enquiry route.
Source ↗connectedExact-address public record connects UPRN 10034861976, 937 sq m historic EPC area, expired E rating, house use and semi-detached form; current title, Council Tax and environmental searches remain missing
Exact-address public record connects UPRN 10034861976, 937 sq m historic EPC area, expired E rating, house use and semi-detached form; current title, Council Tax and environmental searches remain missing.
Source ↗connectedWorking exact-property North Wing tour published by Fine & Country and linked from its current video/listing route; permitted remote YouTube player only, with no copied stills, screenshots, downloads, rehosting or photography hotlinks
Working exact-property North Wing tour published by Fine & Country and linked from its current video/listing route; permitted remote YouTube player only, with no copied stills, screenshots, downloads, rehosting or photography hotlinks.
Source ↗connectedOfficial Grade I list entry 1247639 fixes Clifton Hall at Holgate and records the national designation and architectural history; the buyer must connect the legal North Wing extent and all alteration consents
Official Grade I list entry 1247639 fixes Clifton Hall at Holgate and records the national designation and architectural history; the buyer must connect the legal North Wing extent and all alteration consents.
Source ↗connectedOfficial Grade II registered park-and-garden entry establishes the protected landscape context; the subject's exact included land and obligations require the title and planning pack
Official Grade II registered park-and-garden entry establishes the protected landscape context; the subject's exact included land and obligations require the title and planning pack.
Source ↗connectedLand Registry-derived building history records North Wing at £1
Land Registry-derived building history records North Wing at £1.5m in March 2023 and £1.25m in March 2016, and South Wing at £1.95m in February 2023, with area and condition caveats kept explicit.
Source ↗not matchedNottingham planning and listed-building route; the complete North Wing application, consent, condition and Building Control chronology remains to retrieve and reconcile to the present restoration
Nottingham planning and listed-building route; the complete North Wing application, consent, condition and Building Control chronology remains to retrieve and reconcile to the present restoration.
Source ↗connectedCurrent England single-property SDLT bands produce £213,750 at the £2
Current England single-property SDLT bands produce £213,750 at the £2.5m guide. Buyer circumstances, higher rates, non-resident treatment and reliefs require professional tax advice.
Source ↗not matchedProperty-level River Trent, surface-water, groundwater, reservoir and climate evidence remains required alongside sewer, cellar-waterproofing, ground, radon, tree, access and insurance enquiries
Property-level River Trent, surface-water, groundwater, reservoir and climate evidence remains required alongside sewer, cellar-waterproofing, ground, radon, tree, access and insurance enquiries.
Source ↗Published / verified
- Fine & Country currently offers the North Wing of Clifton Hall at a £2.5m guide with an active enquiry route; its headline attributes six bedrooms, five bathrooms and five receptions.
- The listing describes a restored Grade I residence with a Clive Christian living kitchen and orangery, bespoke Harper Charles furniture, cinema, gym, spa, steam room, sauna, bar, self-contained annexe, coach-house garaging and formal River Trent-facing gardens.
- Historic England lists Clifton Hall at Grade I under entry 1247639 and separately registers its historic park and garden at Grade II under entry 1001692.
- The exact-address record connects UPRN 10034861976, a 937 sq m / approximately 10,086 sq ft historic EPC floor area, semi-detached building form and an expired E rating; the current marketing states no area.
- Land Registry-derived history records the North Wing at £1.5m on 9 March 2023 and £1.25m in March 2016; the South Wing sold for £1.95m in February 2023.
- Fine & Country's working exact-property film remains inside the publisher-controlled YouTube player; Aveno reproduces no listing photograph, film still, screenshot, floorplan or footage.
Investigate next
- Obtain the freehold register and title plan for North Wing plus every deed governing the South Wing, historic park, drive, gates, coach house, annexe, gardens, services, insurance, repair and access; confirm whether any estate company or shared-cost mechanism applies.
- Audit every listed-building consent, planning approval, condition discharge, Building Control completion, specialist design appointment and warranty for the restoration, orangery, kitchen, fitted furniture, cinema, cellar leisure conversion, spa, steam room, sauna, bar, annexe, garaging and landscape works.
- Commission a signed RICS component measurement reconciling the historic 937 sq m EPC record with the present living accommodation, cellars, annexe and garaging; resolve the current listing's six-bedroom headline against prose describing a principal suite and four further bedrooms.
- Commission conservation-accredited fabric, roof, damp, structure, drainage, electrical, gas, fire-safety, cinema, gym, spa, steam-room, sauna, cellar-waterproofing and annexe surveys, supported by three years of utilities, servicing, insurance and repair expenditure.
- Retrieve the current energy position and property-level river, surface-water, groundwater, reservoir, sewer, ground, radon, tree, access, noise and insurance evidence; do not treat the postcode-level very-low flood screen as a property search.
Still unknown
- Official title number and plan, exact North Wing extent, rights and liabilities shared with South Wing, coach-house and annexe legal status, drive and garden boundaries, historic-park obligations and building-insurance structure
- Complete Grade I listed-building, planning, Building Control, warranty and conservation archive for every restoration and leisure conversion
- Signed current component measurement and floorplan confirming whether the historic 10,086 sq ft includes the garaging, cellars and annexe, and resolving the six-versus-five bedroom description conflict
- Current EPC or exemption basis, Council Tax band, three years of energy and specialist-system costs, service records and property-level environmental and insurability evidence
Primary publisher · visual-rights recordFine & Country NottinghamOpen 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. Fine & Country's live original instruction identifies the North Wing of Clifton Hall and links its working exact-property tour in the publisher-controlled YouTube player. The named Grade I residence, six-bedroom headline, restored interiors, leisure suite, annexe, coach-house garaging and formal riverside gardens align across the instruction and film. Aveno uses only YouTube's privacy-enhanced player and copies, downloads, screenshots, rehosts and hotlinks none of the film or estate-agent photography. 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.
Record integritySee something inaccurate or hold better evidence?
Request a correction →Aveno records corrections and preserves the observation date. Owners, agents, architects and rights-holders are invited to provide documentary evidence.
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.
Aveno Time MachineFollow this home’s market history.
Open market timeline →Price, status, withdrawal, relisting and sale signals are preserved as dated observations. Missing history is never reconstructed as fact.