Architecture20/20
Lewandowski Architects · completed 2022
Aveno permanent dossier · published 29 Aug 2026
Selborne
Warren Drive, Kingswood, Surrey
Film by Fine & Country Kingswood
Independent reading
A £6.75m contemporary Surrey residence with an eight-metre atrium, 10m indoor pool, 15-seat cinema, gym, steam room and glass skybridge across a 0.65-acre private-estate plot.
Selborne clears the Pavello benchmark through exceptional contemporary architecture, uncompromising interiors, private-estate seclusion and a resort-scale leisure programme. The £750/sq ft headline uses the 9,000 sq ft figure repeated by the current Rightmove and OnTheMarket instructions; Fine & Country describes approximately or more than 10,000 sq ft, while an exact-address energy record gives 8,687 sq ft. A signed component measurement is therefore essential before comparing density or replacement exposure.
Remarkability100/100
Data readiness95/100
Ownership intensityHigh
Why this belongs in Aveno
Remarkable is
an evidence test.
Flagship intelligence100remarkability / 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 · 95/100
Exact identity20/20
Selborne, Warren Drive, Kingswood, Surrey; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 29 Aug 2026.
Price and area18/20
£750/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 £6.75m contemporary Surrey residence with an eight-metre atrium, 10m indoor pool, 15-seat cinema, gym, steam room and glass skybridge across a 0.65-acre private-estate plot.
- 9,000 sq ft at £6.8m 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, UPRN, registered plot extent and complete private-road, management, covenant, access, drainage and service-rights position
- Signed component-area schedule reconciling 9,000, 10,000-plus and 8,687 sq ft and separating residential, leisure, basement, garaging, plant and voids
- Complete replacement-dwelling planning, Building Control, structural, completion, warranty and professional-appointment archive
- Measured operating costs, specialist pool and smart-home service histories and property-level environmental evidence
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
Selborne clears the Pavello benchmark through exceptional contemporary architecture, uncompromising interiors, private-estate seclusion and a resort-scale leisure programme. The £750/sq ft headline uses the 9,000 sq ft figure repeated by the current Rightmove and OnTheMarket instructions; Fine & Country describes approximately or more than 10,000 sq ft, while an exact-address energy record gives 8,687 sq ft. A signed component measurement is therefore essential before comparing density or replacement exposure.
Identity confidence99%
Selborne, Warren Drive, Kingswood, Surrey
The live Fine & Country instruction, current Rightmove and OnTheMarket distributions, exact-address EPC and transaction evidence, Companies House correspondence, planning records and the Lewandowski architectural index all align on Selborne, Warren Drive, Kingswood, Surrey, KT20 6PX. The market sources uniquely agree on a detached freehold house at £6.75m with six bedrooms, six bathrooms, a 0.65-acre plot and an approximately 9,000–10,000 sq ft contemporary leisure programme. The publisher-controlled film is linked by the current instruction and shows the same named Warren Drive property. The official title number and UPRN remain unconnected, but the unique name, full address, construction history and specification produce a decisive exact-property match.
UPRNStill protected
01
Premium test
Is the asking premium supported?
Guide midpoint£6,750,000£8,073 / m²
versusLocal evidence benchmarkWithheld0 size-known local references
Subject vs unadjusted evidence—
ReferenceDateAreaPrice / ask£/m²
Selborne, Warren Drivesame address before replacementOct 2014—£1,290,000—Cliveden House, Warren Drivesame road and postcodeMar 2025—£3,700,000—Woodlands, Warren Drivesame road and postcodeNov 2025—£2,900,000—Morningside, Warren Drivesame roadAug 2019—£4,800,000—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£1,350,250–£2,175,750SDLT + 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.£24,000–£70,000modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£14,400–£42,000modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£48,000–£98,000modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£33,600–£70,000modelled
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.
21 Oct 2014£1,290,000Recorded sale · Freehold
423% nominal uplift15.0% annualisedCurrent guide midpoint£6,750,000Asking 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 £6
Live original £6.75m instruction with Selborne identity, detached/freehold tenure, six bedrooms, six bathrooms, four receptions, two garages, 0.65-acre plot and the complete contemporary leisure specification.
Source ↗connectedCurrent instruction confirms £6
Current instruction confirms £6.75m, named Warren Drive identity, detached/freehold status, six bedrooms, six bathrooms, approximately 9,000 sq ft and a listing added on 20 July 2026.
Source ↗connectedCurrent independent distribution confirms Selborne, price, freehold tenure, accommodation, approximately 9,000 sq ft, 0
Current independent distribution confirms Selborne, price, freehold tenure, accommodation, approximately 9,000 sq ft, 0.65 acres, EPC B and the publisher-controlled cinematic property tour.
Source ↗connectedPublisher-controlled exact-property film linked from the current instruction; it remains inside YouTube's privacy-enhanced player and no frame is copied, downloaded, screenshot or rehosted
Publisher-controlled exact-property film linked from the current instruction; it remains inside YouTube's privacy-enhanced player and no frame is copied, downloaded, screenshot or rehosted.
Source ↗partialExact named-address record attributes detached form, EPC B score 85, Council Tax band H, mains gas, 807 sq m / 8,687 sq ft and planning reference 17/00173/DET07 to Selborne
Exact named-address record attributes detached form, EPC B score 85, Council Tax band H, mains gas, 807 sq m / 8,687 sq ft and planning reference 17/00173/DET07 to Selborne.
Source ↗connectedLand Registry-derived exact named-address table records Selborne as detached/freehold and sold for £1
Land Registry-derived exact named-address table records Selborne as detached/freehold and sold for £1.29m on 21 October 2014; same-road transactions supply explicitly unmatched local anchors.
Source ↗connectedKingswood planning record names Selborne, Warren Drive and 17/00173/F for demolition and a two-storey replacement dwelling with integral double garage, basement, gates and landscaping
Kingswood planning record names Selborne, Warren Drive and 17/00173/F for demolition and a two-storey replacement dwelling with integral double garage, basement, gates and landscaping.
Source ↗partialEarlier Kingswood planning record names Selborne, Warren Drive and P/12/01773/F on appeal, preserving the replacement-house planning lineage
Earlier Kingswood planning record names Selborne, Warren Drive and P/12/01773/F on appeal, preserving the replacement-house planning lineage.
Source ↗partialIndependent modern-house index lists Selborne, Warren Drive, KT20 6PX, Kingswood, Surrey, Lewandowski Architects and an approximately 2020 design date
Independent modern-house index lists Selborne, Warren Drive, KT20 6PX, Kingswood, Surrey, Lewandowski Architects and an approximately 2020 design date.
Source ↗connectedOfficial Companies House record independently repeats Selborne, Warren Drive, Kingswood, Surrey, KT20 6PX as an exact correspondence address
Official Companies House record independently repeats Selborne, Warren Drive, Kingswood, Surrey, KT20 6PX as an exact correspondence address.
Source ↗connectedRoyal Mail, Ordnance Survey, ONS and Land Registry-attributed postcode data lists Selborne among known KT20 6PX addresses and supplies the archive's deliberately approximate postcode centroid
Royal Mail, Ordnance Survey, ONS and Land Registry-attributed postcode data lists Selborne among known KT20 6PX addresses and supplies the archive's deliberately approximate postcode centroid.
Source ↗not matchedOfficial Reigate and Banstead planning-search route; the complete P/12/01773/F, 17/00173/F, 17/00173/DET07, Building Control and completion archive remains to retrieve and reconcile
Official Reigate and Banstead planning-search route; the complete P/12/01773/F, 17/00173/F, 17/00173/DET07, Building Control and completion archive remains to retrieve and reconcile.
Source ↗not matchedProperty-level river, surface-water, groundwater, drainage and climate-risk evidence remains required
Property-level river, surface-water, groundwater, drainage and climate-risk evidence remains required.
Source ↗Published / verified
- Fine & Country currently offers Selborne at £6.75m as a detached freehold house with six bedrooms, six bathrooms, four reception rooms, two garages and a south-westerly plot of approximately 0.65 acres.
- Current Rightmove and OnTheMarket instructions independently repeat the named Warren Drive identity, price, accommodation and approximately 9,000 sq ft scale; the sale was live on 29 August 2026.
- Completed in 2022, the house is marketed with an eight-metre atrium, oak-clad cantilever staircase, glass skybridge, full-height frameless glazing, Italian granite water wall, 4.5-metre kitchen island and double-sided fireplace.
- The lower-ground leisure programme comprises a games room and bar, 15-seat cinema, 10-metre indoor pool, gym, steam room and spa facilities, supported by Indigo Zest home automation.
- Landscaped grounds include an outdoor kitchen, pizza oven, fire pit, Rain Bird irrigation and a bespoke miniature Selborne treehouse; the current listing also states no onward chain.
- Exact-address evidence records EPC B score 85, Council Tax band H and 807 sq m / 8,687 sq ft, while Companies House and the Lewandowski architectural index independently repeat the Selborne address and design authorship.
- Local planning records identify 17/00173/F for a two-storey replacement dwelling with integral double garage and basement, following an earlier P/12/01773/F appeal lineage.
Investigate next
- Obtain the official title register and plan, UPRN bridge and all Warren Drive estate documentation, confirming the 0.65-acre extent, private-road access, service charges, management obligations, covenants, drainage, boundaries and shared services.
- Commission a signed RICS component measurement reconciling the repeated 9,000 sq ft market figure, Fine & Country's approximately or more than 10,000 sq ft description and the 807 sq m / 8,687 sq ft energy record, separating the house, basement, pool, garage, plant and voids.
- Retrieve the complete P/12/01773/F, 17/00173/F, 17/00173/DET07 and intermediate planning, design, structural, Building Control, completion, warranty and professional-appointment archive for the 2022 house.
- Obtain three years of electricity, gas, water, pool, steam, gym, cinema, automation, irrigation, grounds, security and insurance records; commission specialist basement, waterproofing, glazing, structure, roof, pool, plant, drainage and arboricultural surveys.
Still unknown
- Official title number, UPRN, registered plot extent and complete private-road, management, covenant, access, drainage and service-rights position
- Signed component-area schedule reconciling 9,000, 10,000-plus and 8,687 sq ft and separating residential, leisure, basement, garaging, plant and voids
- Complete replacement-dwelling planning, Building Control, structural, completion, warranty and professional-appointment archive
- Measured operating costs, specialist pool and smart-home service histories and property-level environmental evidence
Primary publisher · visual-rights recordFine & Country KingswoodOpen 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.