Independent recognition25/25
Grade II* statutory designation and a detailed official architectural record.
Aveno permanent dossier · published 11 Aug 2026
Studio 1, St Oswald’s Place
Vauxhall, London, Greater London
Independent reading
A 2,306 sq ft home inside a Grade II*-listed former art school, with a 1980s Tony Fretton conversion and a same-unit £2.25m sale to test today’s £2.85m ask.
The building and spatial proposition are genuinely rare. The price case is more disciplined: the current ask is 26.7% above the January 2018 same-unit sale and works out at about £1,236 per sq ft. That uplift is plausible only after the recent renovation, share-of-freehold obligations, consents and service-charge history are evidenced—not merely described.
Remarkability94/100
Data readiness88/100
Ownership intensityElevated
Why this belongs in Aveno
Remarkable is
an evidence test.
Flagship intelligence94remarkability / 100
Admitted: a nationally important Victorian school and respected Tony Fretton conversion, with enough exact-unit evidence to test the price rather than merely admire the space.
Authorship19/20
J. L. Pearson original fabric plus a Tony Fretton residential conversion.
Integrity17/20
Protected façade and windows survive; the present apartment renovation still needs consent and condition evidence.
Rarity18/20
A very large split-level private home inside a nationally important former art school.
Setting and story15/15
Secluded cobbled court, former school ensemble and private/communal gardens form one legible place.
Data-readiness audit · 88/100
Identity19/20
Studio 1, number 38 and postcode align across current market, statutory and transaction evidence; UPRN remains to be captured.
Market status20/20
Current primary listing and live portal distribution checked on 11 August 2026.
Statutory evidence19/20
Exact Grade II* identity, architect, date and location are connected; alteration chronology is incomplete.
Price evidence18/20
Same-unit 2018 sale and a current size-known ask create a strong price bridge; no recent like-for-like completed sale is connected.
Ownership evidence12/20
EPC class is attributed and cost components are modelled; service charge, insurance, utilities and tax band remain seller-side evidence.
- Grade II* designation independently confirms more than special architectural interest.
- J. L. Pearson’s 1860–61 Gothic school fabric provides unusual volume, windows and courtyard form.
- Tony Fretton’s 1980s residential conversion is a meaningful second architectural layer, not generic subdivision.
- At 2,306 sq ft with a private and communal garden, the home combines apartment management with house-like scale.
- Exact-unit current listing and address reconciliation
- Exact-building Grade II* statutory record
- Same-unit £2.25m January 2018 transaction
- Current 2,306 sq ft area and EPC D attribution
- Commercially reusable exact-building photograph with full licence record
- UPRN/title and share-of-freehold/lease pack
- Current service charge, reserves, insurance and planned works
- Direct EPC, council-tax band, utility bills and RICS measurement
- Complete renovation consent, completion and warranty file
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — AUDIT OWNERSHIP AND CONSENTS BEFORE OFFER
Architecture, exact identity and same-unit price history justify a serious viewing. The offer should wait for the share-of-freehold management pack and a clean listed-building renovation file.
Identity confidence98%
Studio 1, 38 St Oswald’s Place, London, SE11 5JE
The current sale’s three-bedroom configuration, 2,306 sq ft area, price and former-school narrative reconcile to an exact-unit market record. Historic England independently locks number 38 and the listed building. The UPRN and title remain a pre-offer document request.
UPRNStill protected
01
Premium test
Is the asking premium supported?
Guide midpoint£2,850,000£13,303 / m²
versusLocal evidence benchmarkWithheld0 size-known local sales
Subject vs unadjusted evidence—
ReferenceDateAreaSold£/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£409,760–£618,220SDLT + acquisition checks + modelled running and replacement allowances. Mortgage interest and major defects excluded.
Council taxLambeth 2026/27 Band E-to-H envelope used until the exact band is verified.£2,502–£4,094missing
Energy and waterApproximately 214 m², EPC D attribution, large volumes and private bills not supplied.£4,500–£9,000modelled
Service charge and building insurancePlanning range only; replace with three years of accounts, current budget, policy and reserve-fund statement.£7,000–£18,000missing
Grade II* common-fabric reserveWindows, masonry, pitched roofs, drainage and consent-sensitive specialist work; liability share is unresolved.£7,000–£18,000modelled
Apartment fabric and systemsLarge renovated interior, heating, electrics, joinery and wet areas; excludes a major discovered defect.£6,500–£15,000modelled
Private garden, communal grounds and parkingRoutine allowance until management responsibilities and current contracts are disclosed.£1,500–£4,000modelled
03
Claim audit
Marketing claim → buyer consequence.
Evidence readiness76/100
Tap the evidence cards as if the seller supplied them. Aveno recalculates the decision—not the beauty.
VIEW WITH CONDITIONS04
Property memory
The home’s price story.
31 Jan 2018£2,250,000Recorded sale · Leasehold at transaction; current listing says share of freehold
27% nominal uplift2.8% annualisedCurrent guide midpoint£2,850,000Asking 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 market status
£2.85m · three bedrooms · share of freehold · checked 11 Aug 2026
Source ↗connectedExact identity
Studio 1, 38 St Oswald’s Place, SE11 5JE · 98/100 confidence
Source ↗connectedHeritage
Grade II* · NHLE 1064944 · J. L. Pearson · 1860–61
Source ↗connectedTransaction memory
Same-unit £2.25m leasehold sale on 31 Jan 2018
Source ↗connectedPrice bridge
Current ask is £600k / 26.7% above the 2018 completed price
Source ↗partialFloor area and EPC
2,306 sq ft and EPC D attributed; direct certificate and RICS measurement pending
Source ↗partialCouncil tax
Lambeth 2026/27 rates connected; exact property band withheld
Source ↗not matchedListed consent and ownership pack
Renovation consent, lease, service charges, reserves and insurance required before offer
Source ↗Published / verified
- The Modern House lists the three-bedroom split-level home for £2.85m, share of freehold, at more than 2,300 sq ft.
- The current listing is reconciled to Studio 1, 38 St Oswald’s Place, London SE11 5JE through current syndication and exact-unit market records.
- Historic England identifies 38 St Oswald’s Place as the former St Peter’s School, built in 1860–61 by J. L. Pearson and listed Grade II*.
- A same-unit transaction records £2.25m on 31 January 2018; the current ask is £600,000, or 26.7%, higher before negotiation.
- Current portal distribution attributes 2,306 sq ft and EPC D, implying an asking density of approximately £1,236 per sq ft.
Investigate next
- Obtain the complete share-of-freehold, lease, service-charge, reserve-fund, insurance and planned-major-works pack before relying on the ownership-cost range.
- Reconcile the recent renovation with listed-building consent, Building Control completion, warranties, invoices and a conservation-accredited survey.
- Confirm the direct EPC certificate, measured area, council-tax band, heating specification and at least 24 months of utility consumption.
Still unknown
- Current service charge, reserve-fund balance, building-insurance terms and responsibility split for Grade II* common fabric
- Direct UPRN/title bridge and the exact share-of-freehold/lease rights attached to Studio 1
- Full consent and completion trail for the current owners’ renovation
Primary publisher · visual-rights recordThe Modern HouseOpen original source ↗Open rights-basis evidence ↗
Current price, accommodation, tenure and marketed area are attributed to The Modern House and current portal distribution. The public photograph shows the exact listed building, not the private apartment interior. Jim Osley’s exact-building exterior photograph is published through Geograph under Creative Commons Attribution-ShareAlike 2.0. Aveno credits the creator, links the source and licence, and labels the image’s building-level scope. The photograph is rendered as a non-blocking background with an Aveno colour fallback, so a remote-image interruption cannot expose a broken-image icon or displace the dossier. 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 1.0.0 · admission policy 2026-08. Facts, attributed claims, estimates and gaps remain separate.