Grade II-listed 17th-century barn conversion with contemporary family interiors
Home 164 · For sale
The Granary
Llanishen, Chepstow, Monmouthshire
Independent reading
A Grade II-listed 17th-century granary conversion of more than 6,100 sq ft, with a cathedral-scale vaulted sitting room, five bedrooms and approximately seven acres in the Wye Valley National Landscape.
The £3m guide equates to no more than about £492 per attributed sq ft, not a valuation. The listing is explicit about a public footpath and a private-track repair contribution; title, listed-building consents, signed component area, outbuilding use and actual estate costs decide whether the apparent scale is good value.
Bedrooms5
Publisher-stated area6,100 sq ft
Grounds, approx.7 acres
The 30-second view
Three things worth knowing.
Whether title/footpath obligations, listed-building consents, signed component area and actual multi-building running records support the scale and privacy premium.
The 6,100+ sq ft headline is attributed marketing area and the estate includes ancillary buildings whose use and measurement may differ from the principal house.
Consider the next stepUnderstand the purchase.
Explore costs, work back from your budget, and discover three alternatives.
+
Understand the purchase.
Explore costs, work back from your budget, and discover three alternatives.
A clearer purchase / The Granary
The house price is
only the beginning.
A private illustration for an individual buying one residential property. Choose the property’s tax location before calculating. Your answers stay on this page.
Ownership and main-residence replacement rules matter. Select based on your circumstances; owning another home does not always mean the surcharge applies.
Tax rates checked 26 October 2026. Rules can change; verify for your completion date.
HMRC SDLT ↗Non-resident rules ↗Welsh LTT ↗Scottish LBTT ↗Scottish ADS ↗Another possibility
What else could
this budget buy?
At or below this home’s recorded reference of £3,000,000. Up to three other admitted £2.5m+ homes recorded for sale, ordered by nearest asking price below the ceiling. Location, condition, tax and ownership costs differ. Availability requires confirmation.
10 Torkington Road
Wilmslow
£3,000,000Bespoke contemporary new-build
- Bedrooms
- 5
- Recorded area
- 5,337 sq ft
- Recorded land
- Unknown
- Ownership intensity
- High · editorial
Source checked: 13 Aug 2026
Explore this home ↗94 Manor Way
Manor Way, Beckenham
£3,000,000Outstandingly modernised gated London family house with double-height galleried dining hall
- Bedrooms
- 5
- Recorded area
- 3,800 sq ft
- Recorded land
- Unknown
- Ownership intensity
- High · editorial
Source checked: 2 Sep 2026
Explore this home ↗Albury
Woods End, East Horsley
£3,000,000New-build contemporary luxury residence
- Bedrooms
- 5
- Recorded area
- 2,583 sq ft
- Recorded land
- 0.33 acres
- Ownership intensity
- High · editorial
Source checked: 26 Oct 2026
Explore this home ↗How we assess this homeOptional scores, the reasons behind them and the detailed decision tools.+
These are Aveno’s editorial assessments, not valuations, survey findings or guarantees. Design scores describe the selection; data-readiness scores describe how complete the recorded evidence is. Higher scores do not mean fewer purchase risks.
Why this belongs in Aveno
Remarkable is
an evidence test.
Flagship intelligence96remarkability / 100
Published after READY admission under the external-film continuity rule: current original sale, stable named identity, measured-area basis, complete buyer dossier and exact official Vimeo identity are present; playback is access-unavailable and not claimed.
Luxury and condition24/25
Current publisher presents a carefully converted and extensively equipped estate.
Design and character25/25
Listed 17th-century fabric and a defining vaulted timber-truss living space.
Privacy and setting23/25
About seven acres in a protected landscape, subject to a disclosed public footpath.
Lifestyle24/25
Large reception programme, outdoor kitchen, gym/sauna, workshops and flexible barns.
- Cathedral-scale 17th-century timber and stone volume adapted for contemporary family use.
- Approximately seven private acres in the Wye Valley National Landscape.
- Strong entertaining and ancillary programme without losing the historic agricultural identity.
- Current exact named original instruction.
- Explicit 6,100+ sq ft and seven-acre bases.
- Exact official publisher Vimeo identity.
- Current tenure, EPC, council-tax and access-obligation attributions.
- Welsh LTT calculations use the correct devolved tax regime.
- Title, footpath and private-track documents.
- Signed component area and statutory consent pack.
- Actual costs and condition-adjusted comparables.
- Playback access-unavailable and not claimed.
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionINVESTIGATE — VERIFY TITLE, CONSENTS, AREA AND ESTATE COSTS
The architecture and setting are exceptional; ownership documents and component evidence decide the offer.
Identity confidence100%
The Granary, Llanishen, Chepstow, Monmouthshire
The current Fine & Country instruction and exact publisher Vimeo record align the property name, Llanishen location, price, accommodation, area, grounds and distinctive vaulted conversion.
UPRNStill protected
01
Premium test
Is the asking premium supported?
Guide midpoint£3,000,000£5,294 / 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£309,750–£339,750Welsh LTT + disclosed transaction extras + acquisition checks + modelled running and replacement allowances. Mortgage interest and major defects excluded.
03
Claim audit
Marketing claim → buyer consequence.
Evidence readiness88/100
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.
Direct transaction memory is not yet matched.
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.
Look beyond the listingSale history · heritage · planning evidenceOpen official records
Sources, facts and unanswered questionsRead the evidence ledger, publisher notes and questions to investigate.+
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
Original market evidence
Current £3m exact-property instruction.
Source ↗partialArea
6,100+ sq ft attributed; signed principal/ancillary components outstanding.
Source ↗partialOfficial film
Exact publisher Vimeo identity; playback not independently checked.
Source ↗not matchedTitle and heritage
Official title, UPRN, footpath plan, list entry and consent history not connected.
Source ↗Published / verified
- The current original instruction offers The Granary, Llanishen, Chepstow NP16, at a £3m guide.
- Fine & Country records five bedrooms, four bathrooms, four receptions, more than 6,100 sq ft and approximately seven acres.
- The publisher attributes Grade II status, 17th-century origins, Freehold tenure, Band I and EPC D, plus garages, workshops, gym/sauna and an outdoor kitchen.
- The listing discloses a public right of way across part of the land and a 20% contribution to agreed private-track repair costs.
- Main-rate Welsh LTT at £3m is £291,750; the higher-rate illustration is £441,200. Buyer status, contract and completion rules require professional confirmation.
Investigate next
- Obtain title, plan and UPRN; map the public footpath, rear-track access rights, repair mechanism, boundaries and any agricultural or access obligations.
- Connect the statutory list entry and obtain listed-building/planning/Building Control consents for the conversion, annexe opportunity, outbuildings, outdoor kitchen and later works.
- Commission signed component measurement separating principal accommodation, garages, workshops, gym/sauna, barns and any non-residential areas.
- Commission conservation-accredited building, drainage, services and outbuilding surveys; obtain three years of energy, insurance, grounds, track and maintenance costs.
- Ask the buyer's valuer for condition- and heritage-adjusted completed-sale evidence rather than treating the asking-density calculation as a valuation.
Still unknown
- Official title/UPRN, exact boundaries, footpath position and private-track obligations.
- Statutory designation entry, consent history and lawful use of every ancillary building.
- Signed component area and treatment of garages, workshops, gym/sauna and barn space.
- Actual energy, insurance, grounds, track and listed-fabric maintenance costs.
- Condition-adjusted completed-sale comparables.
- Independent film playback was access-unavailable; the exact listing-to-publisher identity bridge is established and no broken, removed or mismatched evidence was found.
Primary publisher · visual-rights recordFine & Country MonmouthshireOpen original source ↗Open rights-basis evidence ↗
Fine & Country's current original instruction was rechecked on 1 November 2026: guide £3m, five bedrooms, four bathrooms, four receptions, more than 6,100 sq ft, about seven acres, Freehold, Band I and EPC D. Its exact official Vimeo record is 1068772473, titled The Granary and published by CJ Property Marketing Ltd. The exact publisher-controlled poster URL was retained, but the managed thumbnail request failed; that is not evidence of film failure. Official publisher film; playback not independently checked. The current original Fine & Country instruction exposes an exact official property-video control, and the publisher-controlled Vimeo record 1068772473 is titled The Granary and credited to CJ Property Marketing Ltd. Aveno links externally and copies no photograph, frame or footage. Playback was access-unavailable and is not claimed. Original labelled Aveno evidence graphic and original listing link. 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.
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.