Architecture20/20
Coombes : Everitt Architects
Aveno permanent dossier · published 22 Aug 2026
Oakfield Rise
Ashley Road, Battledown, Cheltenham, Gloucestershire
Film by Stowhill Estates
Independent reading
A 2021 Coombes : Everitt landmark with 12,965 sq ft, oxide-diamond cladding, EPC A, six-car ANPR garaging, pool terrace and a two-bedroom courtyard apartment.
Named architectural authorship, unmistakable oxide-shingle form, resort-grade amenities, EPC A engineering and an exact publisher tour put Oakfield Rise above the Pavello threshold. The £6m guide equates to £463/sq ft on the marketed 12,965 sq ft, but the 2021 EPC-derived record is materially smaller; value depends on reconciling the house, apartment, leisure and six-car garaging rather than treating one blended area as settled fact.
Remarkability99/100
Data readiness89/100
Ownership intensityHigh
Why this belongs in Aveno
Remarkable is
an evidence test.
Flagship intelligence99remarkability / 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 · 89/100
Exact identity19/20
Oakfield Rise, Ashley Road, Battledown, Cheltenham; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 22 Aug 2026.
Price and area18/20
£463/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 2021 Coombes : Everitt landmark with 12,965 sq ft, oxide-diamond cladding, EPC A, six-car ANPR garaging, pool terrace and a two-bedroom courtyard apartment.
- 12,965 sq ft at £6.0m 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
- Full postcode, UPRN/title bridge and warranty provider
- Private-estate charges, covenants and sinking-fund position
- Measured split between main house, apartment, garaging, leisure and plant
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
Named architectural authorship, unmistakable oxide-shingle form, resort-grade amenities, EPC A engineering and an exact publisher tour put Oakfield Rise above the Pavello threshold. The £6m guide equates to £463/sq ft on the marketed 12,965 sq ft, but the 2021 EPC-derived record is materially smaller; value depends on reconciling the house, apartment, leisure and six-car garaging rather than treating one blended area as settled fact.
Identity confidence97%
Oakfield Rise, Ashley Road, Battledown, Cheltenham
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£6,000,000£4,981 / m²
versusLocal evidence benchmarkWithheld0 size-known local references
Subject vs unadjusted evidence—
ReferenceDateAreaPrice / ask£/m²
Oakfield Rise 2019 predecessor/sitesame addressMar 2019—£1,475,000—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£1,235,250–£1,960,750SDLT + 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.£23,000–£63,750modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£13,800–£38,250modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£46,000–£89,250modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£32,200–£63,750modelled
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.
26 Mar 2019£1,475,000Recorded sale · Freehold — transaction-derived
307% nominal uplift20.9% annualisedCurrent guide midpoint£6,000,000Asking 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
Current Stowhill Estates £6m instruction, detached type, 12,965 sq ft / 1,204 m², seven bedrooms, seven bathrooms, freehold tenure, architect, EPC A, Band H, land and specification
Current Stowhill Estates £6m instruction, detached type, 12,965 sq ft / 1,204 m², seven bedrooms, seven bathrooms, freehold tenure, architect, EPC A, Band H, land and specification.
Source ↗connectedFresh Stowhill Estates syndication confirms the live £6m instruction, exact named property, accommodation, architecture, technology, lifestyle programme and video-tour hand-off
Fresh Stowhill Estates syndication confirms the live £6m instruction, exact named property, accommodation, architecture, technology, lifestyle programme and video-tour hand-off.
Source ↗connectedExact-property Stowhill Estates tour exposed by the live marketing record; Aveno uses only the publisher-controlled YouTube player
Exact-property Stowhill Estates tour exposed by the live marketing record; Aveno uses only the publisher-controlled YouTube player.
Source ↗connectedExact-address GL52 6NU identity, 2021 EPC A record, approximately 9,451 sq ft EPC-derived area and £1
Exact-address GL52 6NU identity, 2021 EPC A record, approximately 9,451 sq ft EPC-derived area and £1.475m March 2019 predecessor/site transfer; not a current valuation.
Source ↗partialIndependent modern-house register joins Oakfield Rise, Ashley Road, GL52 6NU to Coombes Everitt Architects and circa-2020 construction
Independent modern-house register joins Oakfield Rise, Ashley Road, GL52 6NU to Coombes Everitt Architects and circa-2020 construction.
Source ↗not matchedPlanning and Building Control route; exact 2021 approvals, component areas and apartment, pool and garage completion records pending
Planning and Building Control route; exact 2021 approvals, component areas and apartment, pool and garage completion records pending.
Source ↗not matchedProperty-level flood, slope, drainage and ground-condition evidence required
Property-level flood, slope, drainage and ground-condition evidence required.
Source ↗Published / verified
- Fresh Stowhill Estates advertisements on Rightmove and OnTheMarket show the property for sale at £6m with 12,965 sq ft, seven bedrooms, seven bathrooms, freehold tenure, Band H and EPC A.
- Coombes : Everitt Architects are named by the current listing and an independent modern-house register; the 2021 house uses KMETECU oxide diamond shingles, a glass-and-steel feature stair and full-height glazing.
- Control4, air-source heat pump, solar, air-conditioning, pool, outdoor kitchen, sports area and six ANPR garages are attributed.
- The exact-address 2021 EPC-derived record reports approximately 9,451 sq ft, creating a material area conflict with the current 12,965 sq ft marketing figure. The difference may include apartment, leisure or garaging, but requires a component RICS measurement.
Investigate next
- Obtain the full 2021 architectural, structural, planning, Building Control, warranty, fire and commissioning archive.
- Survey the specialist metal envelope, flat-roof interfaces, pool, retaining works, glazing, Control4, heat-pump/solar systems and courtyard apartment.
- Verify the private-estate service regime, title covenants, access/security obligations and separate occupation permissions for the apartment.
Still unknown
- Full postcode, UPRN/title bridge and warranty provider
- Private-estate charges, covenants and sinking-fund position
- Measured split between main house, apartment, garaging, leisure and plant
Primary publisher · visual-rights recordStowhill Estates via RightmoveOpen 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.