Architecture20/20
Valentine Harding with Tecton; restored by John Winter and later extended by Smith Brooke Architects
Aveno permanent dossier · published 15 Sep 2026
Six Pillars
Crescent Wood Road, Dulwich, Greater London
Independent reading
The Grade II* London house whose six pilotis, strip glazing and roof terrace turned Tecton's 1930s modernism into a 3,597 sq ft family home.
Six Pillars clears Aveno's exceptional-modern gate at the highest level: it is a nationally protected work of early British modernism rather than a conventional luxury house with a contemporary fit-out. The £834/sq ft headline uses Aucoot's 3,597 sq ft current figure, but historic records use materially smaller boundaries and the later apartment/extension must be separated. Grade II* consent, fabric condition, estate controls and a signed measurement matter more than the apparent discount to generic prime-London comparables.
Remarkability100/100
Data readiness96/100
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 rights-cleared real exact-property photograph.
Luxury and finish20/20
Premium specification and lifestyle scale.
Privacy and setting19/20
Detached house set back behind a long private approach and mature planting opposite Dulwich Wood; the registered 0.274-acre extent, Dulwich Estate controls, boundaries, access and public-view exposure remain to verify.
Visual quality20/20
Rights-cleared real exact-property photograph with explicit scope.
Market distinction20/20
Price, rarity and accommodation support admission.
Data-readiness audit · 96/100
Exact identity20/20
Six Pillars, Crescent Wood Road, London; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 15 Sep 2026.
Price and area18/20
£834/sq ft from current guide and Aucoot's live original instruction states 3,597 sq ft / 334.2 sq m of internal area; a signed RICS component measurement must reconcile the original house, the later ground-floor apartment/extension, terraces and any limited-use or non-habitable areas.
Buyer intelligence17/20
Costs, title, planning, energy, environmental and comparable questions are structured.
Rights and media20/20
Exact-property CC BY-SA 3.0 photograph with credit and scope.
- The Grade II* London house whose six pilotis, strip glazing and roof terrace turned Tecton's 1930s modernism into a 3,597 sq ft family home.
- 3,597 sq ft at £3.0m clears Aveno's luxury threshold.
- The real exact-property photograph is rights-cleared and deliberately limited to its documented scope.
- Live listing and current guide
- Rights-cleared real exact-property photograph
- Price-density and component cost model
- Transaction and comparable caveats kept explicit
- Official title number, UPRN, registered plot, Dulwich Estate scheme and the full covenant, licence, access, boundary, tree, service, drainage and contribution position
- Complete listed-building consent, planning, Building Control, completion, professional and warranty archive for the 2000 restoration, later apartment/extension and subsequent works
- Signed component measurement reconciling the current 3,597 sq ft with historic area boundaries and separating the self-contained apartment, terraces, circulation, stores and limited-use space
- Current fabric surveys, EPC/exemption and Council Tax evidence, actual operating costs and property-level environmental, subsidence and specialist-insurance evidence
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
Six Pillars clears Aveno's exceptional-modern gate at the highest level: it is a nationally protected work of early British modernism rather than a conventional luxury house with a contemporary fit-out. The £834/sq ft headline uses Aucoot's 3,597 sq ft current figure, but historic records use materially smaller boundaries and the later apartment/extension must be separated. Grade II* consent, fabric condition, estate controls and a signed measurement matter more than the apparent discount to generic prime-London comparables.
Identity confidence100%
Six Pillars, Crescent Wood Road, London
Aucoot's live original instruction names Six Pillars in Dulwich, gives a £3m guide and 3,597 sq ft / 334.2 sq m, and attributes the house to Valentine Harding and Tecton. Historic England fixes the statutory identity as Six Pillars, Crescent Wood Road, list entry 1385456, Grade II*, and describes the six cylindrical piers, cantilevered first floor, stair tower and strip glazing. The licensed Wikimedia photograph depicts that exact listed building and links to the same heritage number. Exact-address transaction evidence supplies SE26 6RU and the £1.1m May 2007 freehold transfer. The unique name, address, architecture and statutory/photo joins make this a decisive exact-property match.
UPRNStill protected
01
Premium test
Is the asking premium supported?
Guide midpoint£3,000,000£8,977 / m²
versusLocal evidence benchmarkWithheld0 size-known local references
Subject vs unadjusted evidence—
ReferenceDateAreaPrice / ask£/m²
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£576,250–£993,750SDLT + 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.£10,000–£30,000modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£6,000–£18,000modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£20,000–£42,000modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£14,000–£30,000modelled
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.
18 May 2007£1,100,000Recorded sale · Freehold
173% nominal uplift5.3% annualisedCurrent guide midpoint£3,000,000Asking 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 £3m instruction with an active viewing route confirms Six Pillars, Dulwich, 3,597 sq ft / 334
Live original £3m instruction with an active viewing route confirms Six Pillars, Dulwich, 3,597 sq ft / 334.2 sq m, Valentine Harding and Tecton authorship, the restored modernist programme, later self-contained apartment and current EPC-exempt claim.
Source ↗connectedHistoric England fixes the exact statutory identity, Crescent Wood Road address, Grade II* status, 1935 Harding and Tecton authorship and defining six-pier, cantilever, stair-tower, strip-glazing and interior fabric
Historic England fixes the exact statutory identity, Crescent Wood Road address, Grade II* status, 1935 Harding and Tecton authorship and defining six-pier, cantilever, stair-tower, strip-glazing and interior fabric.
Source ↗connectedWikimedia Commons identifies the 3,264 × 2,448 real exact-building exterior, photographer ChrisSampson87, 15 September 2014 capture date, listed-building number 1385456 and CC BY-SA 3
Wikimedia Commons identifies the 3,264 × 2,448 real exact-building exterior, photographer ChrisSampson87, 15 September 2014 capture date, listed-building number 1385456 and CC BY-SA 3.0 licence. It is used with credit and historic-exterior scope only.
Source ↗connectedHM Land Registry-derived exact-address record identifies Six Pillars, Crescent Wood Road, SE26 6RU and records £1
HM Land Registry-derived exact-address record identifies Six Pillars, Crescent Wood Road, SE26 6RU and records £1.1m on 18 May 2007 and £536,000 on 17 July 1998.
Source ↗partialFormer Modern House distribution is explicitly no longer on the market and is not used for live status; it corroborates the seven-bedroom, four-bathroom, 3,597 sq ft, detached/freehold, Band G and historic EPC F identity
Former Modern House distribution is explicitly no longer on the market and is not used for live status; it corroborates the seven-bedroom, four-bathroom, 3,597 sq ft, detached/freehold, Band G and historic EPC F identity.
Source ↗partialIndependent 2026 architectural coverage corroborates Six Pillars' Harding/Tecton authorship, John Winter restoration, Smith Brooke extension, 3,500-plus sq ft programme and retained modernist fabric; market status is taken only from Aucoot
Independent 2026 architectural coverage corroborates Six Pillars' Harding/Tecton authorship, John Winter restoration, Smith Brooke extension, 3,500-plus sq ft programme and retained modernist fabric; market status is taken only from Aucoot.
Source ↗connectedCurrent England single-property SDLT bands produce £273,750 at the £3m guide
Current England single-property SDLT bands produce £273,750 at the £3m guide. Buyer circumstances, higher rates, non-resident treatment and reliefs require professional tax advice.
Source ↗not matchedOfficial planning route; the full listed-building, planning, condition, Building Control and completion chronology for the restoration, apartment/extension and subsequent alterations remains to retrieve
Official planning route; the full listed-building, planning, condition, Building Control and completion chronology for the restoration, apartment/extension and subsequent alterations remains to retrieve.
Source ↗not matchedProperty-level river, surface-water, groundwater, reservoir and climate evidence remains required alongside subsidence, ground, radon, drainage, tree and specialist-insurance enquiries
Property-level river, surface-water, groundwater, reservoir and climate evidence remains required alongside subsidence, ground, radon, drainage, tree and specialist-insurance enquiries.
Source ↗Published / verified
- Aucoot's original instruction is live at a £3m guide and records Six Pillars as a 3,597 sq ft / 334.2 sq m home in Dulwich; its current catalogue records seven bedrooms and four bathrooms.
- Historic England lists Six Pillars at Grade II* under entry 1385456 and fixes the statutory address at Crescent Wood Road, with the 1935 Harding and Tecton design, stock brick, concrete, six cylindrical piers, cantilevered first floor, roof terrace and severe modernist interior.
- The current instruction describes a careful John Winter restoration and a later Smith Brooke Architects intervention creating a self-contained ground-floor apartment, while retaining the original parquet, aluminium-framed glazing, fireplace, stair and double-height hall.
- Wikimedia Commons publishes a 3,264 × 2,448 exact-building exterior by ChrisSampson87, taken 15 September 2014 and licensed CC BY-SA 3.0; Aveno uses that real photograph with attribution and an explicit historic-exterior scope.
- Exact-address transaction evidence records £1.1m on 18 May 2007 and £536,000 on 17 July 1998. The current £3m guide is £1.9m or 172.7% above the 2007 transfer nominally, before adjustment for works, area, condition or market movement.
- At £3m, current England main-residence SDLT is £273,750 before buyer-specific treatment; higher rates, non-resident treatment and reliefs can change the figure.
Investigate next
- Obtain the official register, title plan and UPRN plus the complete Dulwich Estate scheme, covenants, licence, access, boundary, tree, service, drainage and contribution obligations; reconcile the exact 0.274-acre extent and any estate consents.
- Build the complete listed-building, planning and Building Control chronology for John Winter's 2000 restoration, the Smith Brooke apartment/extension and every later alteration, supported by approved drawings, condition discharges, completion evidence, professional appointments, warranties and conservation reports.
- Commission a signed RICS component measurement separating the original house, later apartment/extension, circulation, terraces, stores and any limited-use space; reconcile Aucoot's 3,597 sq ft with historic 3,000 and energy-derived 2,476 sq ft records before using price density.
- Commission a conservation-led survey of the concrete frame and pilotis, stock brick, flat roofs and terrace, steel/aluminium glazing, waterproofing, thermal bridging, damp, fire separation and all later interfaces, with costed advice that respects Grade II* consent constraints.
- Retrieve the current assessment and any valid EPC/exemption evidence, then obtain three years of energy, water, insurance, security, maintenance and garden costs plus property-level flood, surface-water, ground, radon, subsidence, tree and high-value listed-building insurance reports.
Still unknown
- Official title number, UPRN, registered plot, Dulwich Estate scheme and the full covenant, licence, access, boundary, tree, service, drainage and contribution position
- Complete listed-building consent, planning, Building Control, completion, professional and warranty archive for the 2000 restoration, later apartment/extension and subsequent works
- Signed component measurement reconciling the current 3,597 sq ft with historic area boundaries and separating the self-contained apartment, terraces, circulation, stores and limited-use space
- Current fabric surveys, EPC/exemption and Council Tax evidence, actual operating costs and property-level environmental, subsidence and specialist-insurance evidence
Real exact-property image: ChrisSampson87 / Wikimedia Commons. Reused under CC BY-SA 3.0; Exact-building exterior photographed 15 September 2014; it identifies the listed house but does not establish current condition or show the private interior. Wikimedia Commons identifies ChrisSampson87 as the photographer and copyright holder of the real exact-building exterior, connects it to National Heritage List entry 1385456 and licenses the 3,264 × 2,448 original under CC BY-SA 3.0. Aveno retains the credit, source, licence, date and exterior-only scope. No Aucoot, Modern House or portal photography is copied, downloaded, screenshot, rehosted or hotlinked. The dossier retains the image credit, licence and source link; no estate-agent photography is copied, downloaded, screenshot, rehosted or hotlinked. 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.