Architecture20/20
Contemporary 2014 rebuild retaining a brick-and-flint frontage; named architect to verify
Aveno permanent dossier · published 29 Aug 2026
Osborne Plantation
Ranmore Common, Dorking, Surrey
Independent reading
A kilometre-long private approach opens to a 2014 contemporary rebuild and two-bedroom cottage across 9.76 secluded Surrey Hills acres.
Osborne Plantation clears the Pavello benchmark through privacy, landscape and a characterful modern rebuild: double-height brick-lined living, acoustic glass, copper baths, a Mediterranean courtyard and a separate cottage. The £711/sq ft headline blends house and cottage; an exact-address register records only 341 sq m, implying roughly £954/sq ft if that area represents the principal house. The current 9.76-acre sale must also be separated from an older 80-acre instruction and the further 46-acre lot now offered only by separate negotiation.
Remarkability99/100
Data readiness94/100
Ownership intensityHigh
Why this belongs in Aveno
Remarkable is
an evidence test.
Flagship intelligence99remarkability / 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 · 94/100
Exact identity20/20
Osborne Plantation, Ranmore Common, Dorking, Surrey; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 29 Aug 2026.
Price and area18/20
£711/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 kilometre-long private approach opens to a 2014 contemporary rebuild and two-bedroom cottage across 9.76 secluded Surrey Hills acres.
- 4,920 sq ft at £3.5m 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 numbers, UPRN, registered 9.76-acre extent and kilometre-drive rights and liabilities
- RICS component areas reconciling the 4,920 sq ft combined listing with the 341 sq m exact-address register
- Complete 2014 rebuild/cottage completion and warranty file, 23/P/01313 implementation status, private-drainage records and property-level environmental searches
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
Osborne Plantation clears the Pavello benchmark through privacy, landscape and a characterful modern rebuild: double-height brick-lined living, acoustic glass, copper baths, a Mediterranean courtyard and a separate cottage. The £711/sq ft headline blends house and cottage; an exact-address register records only 341 sq m, implying roughly £954/sq ft if that area represents the principal house. The current 9.76-acre sale must also be separated from an older 80-acre instruction and the further 46-acre lot now offered only by separate negotiation.
Identity confidence99%
Osborne Plantation, Ranmore Common, Dorking, Surrey
The live Savills instruction and current Rightmove, OnTheMarket and Zoopla distributions align on Osborne Plantation, Ranmore Common, RH5 6SX: a detached freehold holding at £3.5m with a five-bedroom principal house, two-bedroom cottage, 4,920 sq ft, 9.76 acres and planning reference 23/P/01313. Zoopla's exact-address register independently records the named detached freehold, while postcode-derived records place it in the correct Guildford district. The current particulars alternate between Osborne and Osbourne, and the official title and UPRN remain unconnected, but the unique name, postcode, layout, planning reference and land package produce a decisive exact-property match.
UPRNStill protected
01
Premium test
Is the asking premium supported?
Guide midpoint£3,500,000£7,657 / m²
versusLocal evidence benchmarkWithheld0 size-known local references
Subject vs unadjusted evidence—
ReferenceDateAreaPrice / ask£/m²
Sunhaven Manor, Ranmore Commonsame postcodeDec 2023—£1,400,000—The Hermitage, Ranmore Placesame postcodeSept 2015—£1,690,000—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£710,250–£1,210,750SDLT + 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–£41,250modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£8,400–£24,750modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£28,000–£57,750modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£19,600–£41,250modelled
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.
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 primary £3
Live primary £3.5m instruction with Osborne Plantation identity, detached/freehold tenure, 4,920 sq ft, seven bedrooms across house and cottage, 9.76 acres, 2014 rebuild, EPC and current enquiry route.
Source ↗connectedCurrent independent distribution confirms the £3
Current independent distribution confirms the £3.5m guide, detached/freehold form, seven bedrooms, three bathrooms, 4,920 sq ft and 10 June 2026 listing date.
Source ↗connectedCurrent Savills distribution confirms 4,920 sq ft, 9
Current Savills distribution confirms 4,920 sq ft, 9.76 acres, Band G, house EPC B, cottage EPC C, solar, private drainage and the 23/P/01313 planning claim.
Source ↗connectedLive cross-market listing confirms £711/sq ft from £3
Live cross-market listing confirms £711/sq ft from £3.5m and 4,920 sq ft, freehold tenure, contemporary house, cottage, 9.75 acres and EPC B.
Source ↗connectedExact named-address register identifies Osborne Plantation as a detached freehold with five bedrooms and 341 sq m; same-postcode records supply explicitly unmatched local anchors
Exact named-address register identifies Osborne Plantation as a detached freehold with five bedrooms and 341 sq m; same-postcode records supply explicitly unmatched local anchors.
Source ↗not matchedOfficial Guildford planning and Building Control search route for the 2014 rebuild, cottage and current 23/P/01313 permission; the complete decision, conditions and implementation record remain to retrieve
Official Guildford planning and Building Control search route for the 2014 rebuild, cottage and current 23/P/01313 permission; the complete decision, conditions and implementation record remain to retrieve.
Source ↗connectedHM Land Registry-derived postcode table provides the £1
HM Land Registry-derived postcode table provides the £1.4m December 2023 Sunhaven Manor and £1.69m September 2015 Hermitage anchors; neither is treated as a matched comparable.
Source ↗partialOlder live publisher page identifies the same house and cottage but markets an approximately 80-acre estate and publisher film
Older live publisher page identifies the same house and cottage but markets an approximately 80-acre estate and publisher film.
Source ↗connectedRoyal Mail, Ordnance Survey and ONS-attributed RH5 6SX data supplies the archive's deliberately approximate postcode centroid and confirms Guildford district context
Royal Mail, Ordnance Survey and ONS-attributed RH5 6SX data supplies the archive's deliberately approximate postcode centroid and confirms Guildford district context.
Source ↗not matchedProperty-level surface-water, groundwater, private-drainage, woodland, slope and climate-risk evidence remains required
Property-level surface-water, groundwater, private-drainage, woodland, slope and climate-risk evidence remains required.
Source ↗Published / verified
- Savills currently offers Osborne Plantation at £3.5m as a detached freehold holding with seven bedrooms across the principal house and cottage, three bathrooms, three receptions, 4,920 sq ft and 9.76 acres.
- The principal house was completed in 2014 after a near-total rebuild retaining only the brick-and-flint front wall; the current particulars describe double-height living, handmade brick, acoustic glass, copper baths, a galleried stair and a courtyard separating the cottage.
- The exact-address register records 341 sq m, about 3,670 sq ft, versus the current listing's 4,920 sq ft combined house-and-cottage total; the resulting unallocated densities are approximately £954 and £711 per sq ft respectively.
- The property sits at the end of an approximately one-kilometre private drive in the Surrey Hills National Landscape, with pasture, woodland-edge gardens, direct bridleway access, solar panels and private drainage.
- Current particulars cite permission 23/P/01313 for a replacement outbuilding with four-bay garage and upper-floor office, games room, storage and bathroom, approved 27 September 2023; the buyer must verify implementation and expiry with Guildford Borough Council.
Investigate next
- Obtain the official register and title plan, UPRN, boundary schedule and every access, maintenance and service right affecting the kilometre drive, cottage, private drainage, 9.76-acre holding and separately offered woodland.
- Retrieve the full 2014 rebuild and cottage planning/Building Control/warranty archive plus the decision, conditions and implementation evidence for 23/P/01313 before relying on the garage-and-accommodation consent.
- Commission a RICS component measurement separating principal house, cottage and outbuildings, then survey the retained wall, roof, glazing, acoustic partitions, drainage, LPG, solar, trees, drive and boundary interfaces.
Still unknown
- Official title numbers, UPRN, registered 9.76-acre extent and kilometre-drive rights and liabilities
- RICS component areas reconciling the 4,920 sq ft combined listing with the 341 sq m exact-address register
- Complete 2014 rebuild/cottage completion and warranty file, 23/P/01313 implementation status, private-drainage records and property-level environmental searches
Primary publisher · visual-rights recordSavills Country DepartmentOpen 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.