Architecture20/20
Co3 Architects (Weeks & Lafone) · completed circa 2020
Aveno permanent dossier · published 24 Aug 2026
Shepherds Lawn
West Road, Goudhurst, Kent
Aveno evidence graphic · not a photographShepherds Lawn / evidence-led
Courtyard-led contemporary country house · West Road, Goudhurst
- Guide
- £3.8m
- Area
- 7,209 sq ft
- Identity
- 99 / 100
- Data
- 95 / 100
Independent reading
A 7,209 sq ft courtyard-led modern house where glass-walled living rooms, four private suites, a pool, gym and sauna look across the Teise Valley.
Shepherds Lawn clears the Pavello benchmark through coherent modern architecture, exceptional glazing and material finish, private High Weald setting and a complete wellness-and-entertaining programme. The £3.8m guide is about £527/sq ft on the portal's 7,209 sq ft headline, but the primary copy says only over 6,700 sq ft; reconcile the component schedule, 2020 works and pool/terrace areas before treating the apparent density as value.
Remarkability100/100
Data readiness95/100
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 · 95/100
Exact identity20/20
Shepherds Lawn, West Road, Goudhurst, Cranbrook; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 24 Aug 2026.
Price and area18/20
£527/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 7,209 sq ft courtyard-led modern house where glass-walled living rooms, four private suites, a pool, gym and sauna look across the Teise Valley.
- 7,209 sq ft at £3.8m 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, UPRN, registered extent and access/covenant schedule
- Signed component-area schedule explaining the 7,209 sq ft portal figure and the primary over-6,700 sq ft description
- Complete planning, Building Control, structural, pool, glazing and warranty file plus actual energy, water, grounds and plant costs
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
Shepherds Lawn clears the Pavello benchmark through coherent modern architecture, exceptional glazing and material finish, private High Weald setting and a complete wellness-and-entertaining programme. The £3.8m guide is about £527/sq ft on the portal's 7,209 sq ft headline, but the primary copy says only over 6,700 sq ft; reconcile the component schedule, 2020 works and pool/terrace areas before treating the apparent density as value.
Identity confidence99%
Shepherds Lawn, West Road, Goudhurst, Cranbrook
The live named-property instruction and current syndication align on Shepherds Lawn, Cranbrook: £3.8m, detached, freehold, four bedrooms, six bathrooms, 7,209 sq ft, EPC C, Council Tax Band H and the same courtyard, pool and High Weald setting. Public address datasets and an active Companies House correspondence record independently join Shepherds Lawn to West Road, Goudhurst, Cranbrook, TN17 1AA; the official title number and UPRN remain buyer-side.
UPRNStill protected
01
Premium test
Is the asking premium supported?
Guide midpoint£3,800,000£5,674 / m²
versusLocal evidence benchmark£6,687 / m²1 size-known local reference
Subject vs unadjusted evidence-15.1%
ReferenceDateAreaPrice / ask£/m²
The Peak, Goudhurstsame village / High WealdAug 2026486 m²£3,250,000£6,687Resulting reference£5,150,213Not 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£771,250–£1,296,750SDLT + 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.£15,000–£43,750modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£9,000–£26,250modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£30,000–£61,250modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£21,000–£43,750modelled
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 Feb 2014£799,950Recorded sale · Freehold
375% nominal uplift13.3% annualisedCurrent guide midpoint£3,800,000Asking 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 primary £3
Live primary £3.8m freehold instruction with request-viewing route, named identity, four bedrooms, over 6,700 sq ft, contemporary architecture, pool, courtyard, gardens and High Weald setting.
Source ↗connectedCurrent syndication confirms detached type, £3
Current syndication confirms detached type, £3.8m guide, 7,209 sq ft, four bedrooms, six bathrooms, freehold, EPC C, Band H and the matching architectural and lifestyle programme.
Source ↗connectedCompanies House correspondence record independently bridges Shepherds Lawn to West Road, Goudhurst, Cranbrook, TN17 1AA; it does not prove title ownership or the marketed extent
Companies House correspondence record independently bridges Shepherds Lawn to West Road, Goudhurst, Cranbrook, TN17 1AA; it does not prove title ownership or the marketed extent.
Source ↗partialIndependent modern-house index attributes Shepherds Lawn, West Road, TN17 1AA to Co3 Architects (Weeks & Lafone) and circa 2020; professional appointment and completion files remain to obtain
Independent modern-house index attributes Shepherds Lawn, West Road, TN17 1AA to Co3 Architects (Weeks & Lafone) and circa 2020; professional appointment and completion files remain to obtain.
Source ↗connectedSame-name £799,950 February 2014 freehold transfer used only as predecessor/site evidence because the current architectural project is attributed to around 2020
Same-name £799,950 February 2014 freehold transfer used only as predecessor/site evidence because the current architectural project is attributed to around 2020.
Source ↗not matchedTunbridge Wells planning and Building Control search route; exact applications, drawings, conditions and completion records remain buyer-side
Tunbridge Wells planning and Building Control search route; exact applications, drawings, conditions and completion records remain buyer-side.
Source ↗not matchedProperty-level river, surface-water, groundwater, drainage, pool and climate-risk evidence remains required
Property-level river, surface-water, groundwater, drainage, pool and climate-risk evidence remains required.
Source ↗Published / verified
- The live primary listing shows £3.8m freehold, four bedrooms, a request-viewing route and a contemporary house of more than 6,700 sq ft in just under one acre.
- Current syndication records show detached type, four bedrooms, six bathrooms, 7,209 sq ft, EPC C and Council Tax Band H.
- The ground-floor plan revolves around a planted internal courtyard, with full-height glazing, chevron oak parquet, marble kitchen surfaces, four en-suite bedrooms with dressing rooms and direct garden access.
- The lower-ground lifestyle level is attributed as family room, games room, gym, sauna, secondary kitchen and pool access; cascading gardens and terraces face the Teise Valley.
Investigate next
- Obtain the official title register, title plan and UPRN, then reconcile the named address, West Road access, High Weald and conservation constraints, registered extent, covenants and boundaries.
- Retrieve the complete circa-2020 Co3/Weeks & Lafone planning, listed/conservation consultation, Building Control completion, structural, glazing, pool, drainage, landscape and warranty archive.
- Commission a RICS component measurement reconciling 7,209 sq ft with the primary 'over 6,700 sq ft' statement, then survey the retained and new fabric, roofs, glazing, terraces, pool shell/plant, sauna, heating, drainage and landscape; obtain three years of utility and maintenance records.
Still unknown
- Official title number, UPRN, registered extent and access/covenant schedule
- Signed component-area schedule explaining the 7,209 sq ft portal figure and the primary over-6,700 sq ft description
- Complete planning, Building Control, structural, pool, glazing and warranty file plus actual energy, water, grounds and plant costs
Primary publisher · visual-rights recordThe Modern HouseOpen 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.