Architecture20/20
Large contemporary riverside residence, extensively redesigned and refitted — original architect, alteration team and completion chronology to verify
Aveno permanent dossier · published 23 Sep 2026
Serenity
Pelhams Walk, Esher, Surrey
Film by Curchods Estate Agents
Independent reading
An almost 10,000 sq ft contemporary Esher residence with river frontage and an underground pool, gym, steam room, sauna, cinema and games suite.
Serenity clears the Pavello bar through its coherent four-level contemporary programme, complete subterranean leisure complex, river frontage and exceptionally resolved entertaining spaces. The working £575 per sq ft density is explicitly approximate because the publisher states only approaching 10,000 sq ft; the signed component schedule, title-and-river pack and full redesign archive are the decisive diligence gates.
Remarkability99/100
Data readiness92/100
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 on a gated riverside plot with south-west views; title boundaries, river access, neighbouring outlooks and public rights remain to verify.
Visual quality20/20
Working exact-property publisher film.
Market distinction20/20
Price, rarity and accommodation support admission.
Data-readiness audit · 92/100
Exact identity20/20
Serenity, 35 Pelhams Walk, Esher, Surrey; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 23 Sep 2026.
Price and area18/20
£575/sq ft from current guide and 10,000 sq ft round modelling denominator only: the original instruction says approaching/almost 10,000 sq ft, so the resulting £575 per sq ft is approximate and a signed RICS schedule is required before publication.
Buyer intelligence17/20
Costs, title, planning, energy, environmental and comparable questions are structured.
Rights and media20/20
Exact-property YouTube player with fallback.
- An almost 10,000 sq ft contemporary Esher residence with river frontage and an underground pool, gym, steam room, sauna, cinema and games suite.
- 10,000 sq ft at £5.8m 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 river boundary, riparian obligations, access, covenants and drainage rights
- Exact signed component floor area replacing the publisher's approaching/almost 10,000 sq ft statement
- Named architect, alteration team, completion chronology and complete approvals, warranties and professional certificates
- Pool, leisure, irrigation and rainwater-system service histories, measured running costs, insurance terms and property-level flood evidence
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
Serenity clears the Pavello bar through its coherent four-level contemporary programme, complete subterranean leisure complex, river frontage and exceptionally resolved entertaining spaces. The working £575 per sq ft density is explicitly approximate because the publisher states only approaching 10,000 sq ft; the signed component schedule, title-and-river pack and full redesign archive are the decisive diligence gates.
Identity confidence99%
Serenity, 35 Pelhams Walk, Esher, Surrey
The Serenity name, 35 Pelhams Walk address, KT10 8QA postcode, £5.75m guide, six-bedroom/seven-bathroom programme, almost-10,000 sq ft description, river frontage and exact-property film align across the live original instruction, agent film and Land Registry-derived exact-address records.
UPRNStill protected
01
Premium test
Is the asking premium supported?
Guide midpoint£5,750,000£6,189 / m²
versusLocal evidence benchmarkWithheld0 size-known local references
Subject vs unadjusted evidence—
ReferenceDateAreaPrice / ask£/m²
45 Pelhams Walksame road and postcodeMay 2020—£3,300,000—59 Pelhams Walksame road and postcodeMar 2019—£2,350,000—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£1,166,250–£1,833,750SDLT + 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.£20,000–£55,000modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£12,000–£33,000modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£40,000–£77,000modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£28,000–£55,000modelled
03
Claim audit
Marketing claim → buyer consequence.
Evidence readiness92/100
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.
17 Oct 2019£3,400,000Recorded sale · Freehold
69% nominal uplift7.9% annualisedCurrent guide midpoint£5,750,000Asking 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 instruction verifies For Sale status, £5
Live original instruction verifies For Sale status, £5.75m guide, detached freehold form, six bedrooms, seven bathrooms, five receptions, almost 10,000 sq ft, Band H, EPC D65, river frontage, leisure specification and exact-property film hand-off.
Source ↗connectedWorking 4 minute 58 second exact-property YouTube film published by Curchods Estate Agents
Working 4 minute 58 second exact-property YouTube film published by Curchods Estate Agents. The clean standard player links to the exact original instruction and carries no AI-content disclosure.
Source ↗connectedHM Land Registry-derived postcode table identifies Serenity as 35 Pelhams Walk, detached/freehold, records the 17 October 2019 £3
HM Land Registry-derived postcode table identifies Serenity as 35 Pelhams Walk, detached/freehold, records the 17 October 2019 £3.4m exact-address sale and supplies explicitly unmatched same-road anchors.
Source ↗partialExact-address record independently identifies Serenity, 35 Pelhams Walk as detached/freehold and corroborates the historic transaction sequence; it supplies no current exact floor area
Exact-address record independently identifies Serenity, 35 Pelhams Walk as detached/freehold and corroborates the historic transaction sequence; it supplies no current exact floor area.
Source ↗not matchedOfficial planning route; the redesign, lower-ground leisure, river works, Building Control, completion and professional-team archive remains to retrieve
Official planning route; the redesign, lower-ground leisure, river works, Building Control, completion and professional-team archive remains to retrieve.
Source ↗connectedCurrent England single-property SDLT bands produce £603,750 at £5
Current England single-property SDLT bands produce £603,750 at £5.75m. Buyer circumstances, higher rates, non-resident treatment and reliefs require professional tax advice.
Source ↗not matchedProperty-level river, surface-water, groundwater, reservoir and climate evidence remains required alongside drainage, basement-waterproofing, ground, radon and insurer enquiries
Property-level river, surface-water, groundwater, reservoir and climate evidence remains required alongside drainage, basement-waterproofing, ground, radon and insurer enquiries.
Source ↗Published / verified
- Curchods currently offers Serenity at £5.75m as a detached freehold house with six bedrooms, seven bathrooms, five reception rooms, Council Tax Band H and EPC D65.
- The original instruction describes four floors, almost 10,000 sq ft and a lower-ground leisure complex with heated indoor pool, gym, steam room, sauna, changing facilities, games room and cinema.
- The publisher attributes direct river frontage, south-west views, irrigation and rainwater harvesting; title extent, riparian duties, flood position and system records are not yet connected.
- The live instruction embeds the working 4:58 exact-property Curchods film and the film description links back to the same £5.75m instruction.
- Land Registry-derived address evidence identifies Serenity as 35 Pelhams Walk and records a £3.4m freehold transaction on 17 October 2019; that historic price is not a present valuation.
Investigate next
- Obtain the official register, title plan and UPRN; confirm the Serenity/35 identity bridge, river boundary, riparian rights and liabilities, access, covenants, drainage, rights and any estate obligations.
- Retrieve the complete planning, Building Control, structural, electrical, glazing, waterproofing, pool, drainage and completion archive for the extensive redesign, refit and lower-ground leisure complex, identifying the architect, contractor and warranties.
- Commission a signed RICS component measurement replacing the round 10,000 sq ft modelling denominator and separating principal accommodation, leisure, plant, garaging, terraces and any restricted-height space.
- Obtain three years of energy, water, insurance and maintenance records plus service histories, water-quality records and warranties for the pool, sauna, steam room, ventilation, cinema, irrigation and rainwater-harvesting systems.
- Order property-level river, surface-water, groundwater, reservoir and climate evidence with drainage, basement-waterproofing, ground, radon and subsidence investigations.
Still unknown
- Official title number, UPRN, registered river boundary, riparian obligations, access, covenants and drainage rights
- Exact signed component floor area replacing the publisher's approaching/almost 10,000 sq ft statement
- Named architect, alteration team, completion chronology and complete approvals, warranties and professional certificates
- Pool, leisure, irrigation and rainwater-system service histories, measured running costs, insurance terms and property-level flood evidence
Primary publisher · visual-rights recordCurchods PrimeOpen 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 live original Curchods instruction embeds the working 4 minute 58 second exact-property YouTube film titled This £5.75 Million House Has an Entire Leisure Complex Underground. It is published by Curchods Estate Agents in YouTube's standard publisher-controlled player, links back to the exact instruction and carries no AI-content disclosure. Aveno copies, downloads, screenshots, rehosts and hotlinks none of the property 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.
Record integritySee something inaccurate or hold better evidence?
Request a correction →Aveno records corrections and preserves the observation date. Owners, agents, architects and rights-holders are invited to provide documentary evidence.
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.
Aveno Time MachineFollow this home’s market history.
Open market timeline →Price, status, withdrawal, relisting and sale signals are preserved as dated observations. Missing history is never reconstructed as fact.