Architecture20/20
Adrian James Architects · completed circa 2012
Aveno permanent dossier · published 30 Aug 2026
Oaklands
Oxford Road, Frilford Heath, Oxfordshire
Independent reading
A £6m cantilevered Adrian James house with 13.90 wooded acres, a 15-metre indoor pool, tennis court, lift, cinema library, annexe and direct golf-course access.
Oaklands clears the Pavello benchmark through exceptional modern architecture, exacting interiors, profound woodland privacy and a complete private-resort programme. The £838/sq ft headline uses the 7,159 sq ft figure published by Savills and OnTheMarket. Rightmove instead gives a 7,159–9,473 sq ft range, which would reduce the blended density to about £633/sq ft at the upper bound; a signed component schedule must separate the main house, pool, annexe, gym, garage, workshop and plant before valuation.
Remarkability100/100
Data readiness96/100
Ownership intensityHigh
Why this belongs in Aveno
Remarkable is
an evidence test.
Flagship intelligence100remarkability / 100
Admitted to Aveno on architecture, live market evidence, defensible identity and structured buyer intelligence; no film is presented until an exact-property source is verified.
Luxury and finish20/20
Premium specification and lifestyle scale.
Privacy and setting19/20
Detached and materially private; legal boundaries remain to verify.
Visual quality12/20
No film displayed pending an exact-property verification.
Market distinction20/20
Price, rarity and accommodation support admission.
Data-readiness audit · 96/100
Exact identity20/20
Oaklands, Oxford Road, Frilford Heath, Abingdon, Oxfordshire; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 30 Aug 2026.
Price and area18/20
£838/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
No unverified third-party visual is displayed; Aveno evidence graphics and the live source remain available.
- A £6m cantilevered Adrian James house with 13.90 wooded acres, a 15-metre indoor pool, tennis court, lift, cinema library, annexe and direct golf-course access.
- 7,159 sq ft at £6.0m clears Aveno's luxury threshold.
- The dossier prioritises verified evidence over an unconfirmed visual.
- Live listing and current guide
- Price-density and component cost model
- Transaction and comparable caveats kept explicit
- Official title number, registered 13.90-acre extent and complete access, golf-course, covenant, woodland, watercourse, drainage and service-rights position
- Signed component-area schedule reconciling 7,159 and 9,473 sq ft across the house, leisure areas, annexe, gym, garaging, workshop and plant
- Complete planning, Building Control, completion, warranty and professional-appointment archive for the house and every ancillary component
- Measured operating costs, renewable/pool/lift service histories, private-drainage evidence and property-level environmental and insurability reports
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
Oaklands clears the Pavello benchmark through exceptional modern architecture, exacting interiors, profound woodland privacy and a complete private-resort programme. The £838/sq ft headline uses the 7,159 sq ft figure published by Savills and OnTheMarket. Rightmove instead gives a 7,159–9,473 sq ft range, which would reduce the blended density to about £633/sq ft at the upper bound; a signed component schedule must separate the main house, pool, annexe, gym, garage, workshop and plant before valuation.
Identity confidence99%
Oaklands, Oxford Road, Frilford Heath, Abingdon, Oxfordshire
The live Savills instruction and current Rightmove, OnTheMarket and Zoopla distributions align on Oaklands, Oxford Road, Frilford Heath, OX13 5NN: a detached freehold house at £6m with four bedrooms, five bathrooms, 7,159 sq ft and 13.90 acres. Savills Portfolio independently names Oaklands and Adrian James Architects, while UPRN 100120932524, Companies House and the exact-address property register bridge the marketed asset to the full postal address. The official title number and plan remain conveyancing evidence, but the unique name, postcode, authorship, land, accommodation and specification produce a decisive exact-property match.
UPRN100120932524
01
Premium test
Is the asking premium supported?
Guide midpoint£6,000,000£9,021 / m²
versusLocal evidence benchmark£6,494 / m²1 size-known local reference
Subject vs unadjusted evidence38.9%
ReferenceDateAreaPrice / ask£/m²
Cherry Trees, Oxford Roadsame road and postcodeJul 2023308 m²£2,000,000£6,494Oxford Road, Frilford Heathstreet-level market anchorJul 2023—£2,000,000—Resulting reference£4,966,656Not 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£1,310,250–£2,185,750SDLT + 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.£26,000–£75,000modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£15,600–£45,000modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£52,000–£105,000modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£36,400–£75,000modelled
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 £6m instruction with Oaklands identity, detached/freehold tenure, four bedrooms, five bathrooms, four receptions, 7,159 sq ft, 13
Live original £6m instruction with Oaklands identity, detached/freehold tenure, four bedrooms, five bathrooms, four receptions, 7,159 sq ft, 13.90 acres and the full contemporary architecture, energy and amenity programme.
Source ↗connectedCurrent independent instruction confirms £6m, named Oaklands identity, detached/freehold form, four bedrooms, five bathrooms, Adrian James authorship and a 7,159–9,473 sq ft range
Current independent instruction confirms £6m, named Oaklands identity, detached/freehold form, four bedrooms, five bathrooms, Adrian James authorship and a 7,159–9,473 sq ft range.
Source ↗connectedCurrent distribution confirms the named house, £6m guide, detached/freehold tenure, four bedrooms, five bathrooms, 7,159 sq ft, EPC D and renewable-system claims
Current distribution confirms the named house, £6m guide, detached/freehold tenure, four bedrooms, five bathrooms, 7,159 sq ft, EPC D and renewable-system claims.
Source ↗connectedCurrent cross-market listing confirms the £6m sale, named Frilford Heath property and current enquiry route
Current cross-market listing confirms the £6m sale, named Frilford Heath property and current enquiry route.
Source ↗partialSavills Portfolio independently names Oaklands and Adrian James Architects and describes the cantilevered house, private drive, wooded setting and just-under-14-acre holding
Savills Portfolio independently names Oaklands and Adrian James Architects and describes the cantilevered house, private drive, wooded setting and just-under-14-acre holding.
Source ↗connectedExact-address official-data index joins UPRN 100120932524, Oaklands, Oxford Road, OX13 5NN and EPC D; the title register and source certificates still require direct retrieval
Exact-address official-data index joins UPRN 100120932524, Oaklands, Oxford Road, OX13 5NN and EPC D; the title register and source certificates still require direct retrieval.
Source ↗connectedOfficial Companies House record independently repeats Oaklands, Frilford Heath, Abingdon, OX13 5NN as an exact correspondence address
Official Companies House record independently repeats Oaklands, Frilford Heath, Abingdon, OX13 5NN as an exact correspondence address.
Source ↗connectedExact named-address register identifies Oaklands as detached/freehold with four bedrooms, five bathrooms and four receptions; same-road data supplies an explicitly unmatched £2m July 2023 location anchor
Exact named-address register identifies Oaklands as detached/freehold with four bedrooms, five bathrooms and four receptions; same-road data supplies an explicitly unmatched £2m July 2023 location anchor.
Source ↗partialIndependent modern-house index lists Oaklands, OX13 5NN, Frilford Heath, Adrian James Architects and a circa-2012 date
Independent modern-house index lists Oaklands, OX13 5NN, Frilford Heath, Adrian James Architects and a circa-2012 date.
Source ↗connectedRoyal Mail, Ordnance Survey, ONS and Land Registry-attributed postcode data supplies the archive's deliberately approximate OX13 5NN centroid and confirms Vale of White Horse district context
Royal Mail, Ordnance Survey, ONS and Land Registry-attributed postcode data supplies the archive's deliberately approximate OX13 5NN centroid and confirms Vale of White Horse district context.
Source ↗not matchedOfficial Vale of White Horse planning-search route; the original and later planning, Building Control, completion and condition-discharge archive remains to retrieve and reconcile against the exact address
Official Vale of White Horse planning-search route; the original and later planning, Building Control, completion and condition-discharge archive remains to retrieve and reconcile against the exact address.
Source ↗not matchedProperty-level surface-water, groundwater, stream, pond, private-drainage, woodland and climate-risk evidence remains required
Property-level surface-water, groundwater, stream, pond, private-drainage, woodland and climate-risk evidence remains required.
Source ↗Published / verified
- Savills currently offers Oaklands at a £6m guide as a detached freehold house with four bedrooms, five bathrooms, four receptions, 7,159 sq ft and approximately 13.90 acres.
- Adrian James Architects designed the house to sit within its wooded landscape: the cantilevered upper floor appears to float above a glazed lower level, with oak, basalt, stainless steel, glass and natural stone defining the interior.
- The principal specification includes Bulthaup cabinetry, Miele and Gaggenau appliances, a 1,000-bottle wine store, six-person Schindler lift, cinema library and a three-metre by 15-metre indoor pool with sauna, steam room and plunge pool.
- The grounds include a detached gym, tennis court, stream, ponds, mature woodland, tree house and direct access to Frilford Heath Golf Club, approached through a long private drive.
- Current particulars attribute ground-source heating to the main house, air-source systems to the annexe and backup plant, solar generation, rainwater harvesting and private drainage; the current EPC rating is D.
- UPRN 100120932524, Companies House and the exact-address register independently identify Oaklands, Oxford Road, OX13 5NN; the current listings agree on the named-house identity and sale programme.
Investigate next
- Obtain the official title register and plan joined to UPRN 100120932524, confirming the 13.90-acre extent, private-drive and golf-course access, covenants, woodland and watercourse liabilities, boundaries, services and every right affecting the annexe and amenities.
- Commission a signed RICS component measurement reconciling Savills' 7,159 sq ft headline with Rightmove's 7,159–9,473 sq ft range, separating main accommodation, pool and spa, annexe, gym, garage, workshop, plant and any non-habitable areas.
- Retrieve the complete original design, planning, Building Control, completion, structural, professional-appointment and warranty archive, including every later alteration and the lawful-use evidence for the annexe, gym, pool and ancillary buildings.
- Obtain three years of energy, water, pool/spa, lift, renewable-system, drainage, grounds, woodland, security and insurance records; commission specialist structure, glazing, waterproofing, M&E, pool, lift, tree, drainage and environmental surveys.
Still unknown
- Official title number, registered 13.90-acre extent and complete access, golf-course, covenant, woodland, watercourse, drainage and service-rights position
- Signed component-area schedule reconciling 7,159 and 9,473 sq ft across the house, leisure areas, annexe, gym, garaging, workshop and plant
- Complete planning, Building Control, completion, warranty and professional-appointment archive for the house and every ancillary component
- Measured operating costs, renewable/pool/lift service histories, private-drainage evidence and property-level environmental and insurability reports
Primary publisher · visual-rights recordSavills SummertownOpen original source ↗Open rights-basis evidence ↗
No third-party property film or photography is displayed. Use the prominent live market source for real-property media; Aveno shows only its original evidence graphics. No exact-property film is displayed. The dossier uses only Aveno's original evidence presentation and links to the live market source; no estate-agent media is copied, downloaded, screenshot, rehosted or hotlinked. Aveno original evidence panel; no third-party property media is reproduced or embedded. 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.