Architecture20/20
Harmby Homes development; design authors and professional team to verify
Aveno permanent dossier · published 14 Aug 2026
Pond House
Limebar Lane, Marton cum Grafton, North Yorkshire
Film by Blenkin & Co
Independent reading
A £4m new-build estate with 6,016 sq ft, EPC A, five bedroom suites, handcrafted interiors, 1.2 acres, studio, stables and an exact-property cinematic film.
Pond House meets Aveno's luxury-modern benchmark through exceptional new-build execution, south-facing privacy, bespoke craft, environmental performance and a complete publisher film; the principal buyer question is whether the technical completion and conservation-area evidence supports the immaculate presentation.
Remarkability97/100
Data readiness91/100
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 · 91/100
Exact identity20/20
Pond House, Limebar Lane, Marton cum Grafton, North Yorkshire; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 14 Aug 2026.
Price and area18/20
£665/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 Vimeo player with fallback.
- A £4m new-build estate with 6,016 sq ft, EPC A, five bedroom suites, handcrafted interiors, 1.2 acres, studio, stables and an exact-property cinematic film.
- 6,016 sq ft at £4.0m 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
- UPRN, official title number, covenants and exact boundary bridge
- Named architect, planning reference, Building Control completion and full Global Home Warranty terms
- Three years of actual electricity, water, landscape and systems costs are not yet available for this new build
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
Pond House meets Aveno's luxury-modern benchmark through exceptional new-build execution, south-facing privacy, bespoke craft, environmental performance and a complete publisher film; the principal buyer question is whether the technical completion and conservation-area evidence supports the immaculate presentation.
Identity confidence99%
Pond House, Limebar Lane, Marton cum Grafton, North Yorkshire
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£4,000,000£7,157 / m²
versusLocal evidence benchmarkWithheld0 size-known local sales
Subject vs unadjusted evidence—
ReferenceDateAreaSold£/m²
Pond House public transaction recordsame propertyInvalid Date—£0—Limebar House, Limebar Lanesame laneApr 2019—£480,000—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£660,250–£1,060,750SDLT + 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.£9,600–£30,750modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£5,760–£18,450modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£19,200–£43,050modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£13,440–£30,750modelled
03
Claim audit
Marketing claim → buyer consequence.
Evidence readiness91/100
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 exact-property listing, guide, identity, area, bedrooms, tenure, EPC, systems, setting and film hand-off
Live exact-property listing, guide, identity, area, bedrooms, tenure, EPC, systems, setting and film hand-off.
Source ↗connectedLive primary agency listing independently confirms the £4m instruction and viewing availability
Live primary agency listing independently confirms the £4m instruction and viewing availability.
Source ↗connectedWorking publisher-controlled exact-property film titled Pond House_L by Blenkin & Co
Working publisher-controlled exact-property film titled Pond House_L by Blenkin & Co.
Source ↗partialMarch 2026 brochure supplies exact postcode, floor-area components, EPC 93, developer, warranty and systems claims
March 2026 brochure supplies exact postcode, floor-area components, EPC 93, developer, warranty and systems claims.
Source ↗connectedExact-address record identifies a detached freehold five-bedroom/five-bathroom house but no sale price
Exact-address record identifies a detached freehold five-bedroom/five-bathroom house but no sale price.
Source ↗not matchedPlanning, conservation and Building Control route; exact permissions, discharge and completion documents remain to retrieve
Planning, conservation and Building Control route; exact permissions, discharge and completion documents remain to retrieve.
Source ↗not matchedProperty-level river, surface-water, reservoir and groundwater result required; the landscaped pond is not itself a flood-risk conclusion
Property-level river, surface-water, reservoir and groundwater result required; the landscaped pond is not itself a flood-risk conclusion.
Source ↗Published / verified
- The live OnTheMarket and Blenkin & Co listings show offers over £4m, five bedrooms, five bathrooms, freehold tenure and 6,016 sq ft.
- The March 2026 brochure identifies Pond House at YO51 9QH, 1.2 acres, Harmby Homes, Global Home Warranties, EPC A/93, solar PV and air-source heat pumps.
- The exact-property Vimeo is titled Pond House and published by Blenkin & Co; the brochure separates the 5,945 sq ft main house/office/studio from garage and stable components.
Investigate next
- Obtain the complete planning, conservation-area, Building Control, warranty, commissioning and as-built energy file for the house and every outbuilding.
- Reconcile 6,016 sq ft portal area with the brochure's component schedule and obtain a RICS measurement before using £/sq ft.
- Commission envelope, roof, glazing, solar, heat-pump, underfloor-heating, drainage, pond, landscape and stable inspections with service histories.
Still unknown
- UPRN, official title number, covenants and exact boundary bridge
- Named architect, planning reference, Building Control completion and full Global Home Warranty terms
- Three years of actual electricity, water, landscape and systems costs are not yet available for this new build
Primary publisher · visual-rights recordBlenkin & Co 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 Vimeo 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.