Architecture20/20
Historic authorship unrecorded; two-decade restoration by the current owners, with gardens by Bunny Guinness
Aveno permanent dossier · published 6 Sep 2026
The Old Rectory
St Just in Roseland, near St Mawes, Cornwall
Independent reading
A £5m Grade II* creekside estate: 4,964 sq ft of restored Georgian principal house, two self-contained annexes and Bunny Guinness gardens, 100 yards from St Just Creek.
The Old Rectory is outstandingly modernised rather than conventionally new: twenty years of repair and reconfiguration have made a nationally significant house practical without erasing its fabric. The apparent £602/sq ft is not a house valuation; it blends the 4,964 sq ft principal residence with 2,380 sq ft of annexes and 967 sq ft of garage and garden-room space. The first offer must follow a component valuation, listed-building consent audit, title bridge and measured operating record.
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 working exact-property publisher film.
Luxury and finish20/20
Premium specification and lifestyle scale.
Privacy and setting19/20
Detached and materially private; legal boundaries remain to verify.
Visual quality20/20
Working exact-property publisher film.
Market distinction20/20
Price, rarity and accommodation support admission.
Data-readiness audit · 96/100
Exact identity20/20
The Old Rectory, St Just in Roseland, Truro, Cornwall; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 6 Sep 2026.
Price and area18/20
£602/sq ft from current guide and the current 8,311 sq ft blended marketing total: 4,964 sq ft main house, 1,118 sq ft Coach House, 1,262 sq ft Rectory Cottage and 967 sq ft garage/garden-room building.
Buyer intelligence17/20
Costs, title, planning, energy, environmental and comparable questions are structured.
Rights and media20/20
Exact-property YouTube player with fallback.
- A £5m Grade II* creekside estate: 4,964 sq ft of restored Georgian principal house, two self-contained annexes and Bunny Guinness gardens, 100 yards from St Just Creek.
- 8,311 sq ft at £5.0m 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-to-UPRN bridge, registered 1.09-acre extent and the exact creek, beach, mooring, access, covenant, drainage, service and annexe-occupation position
- Complete listed-building, planning, condition-discharge, Building Control and warranty trail for the two-decade restoration and every alteration or outbuilding
- RICS-confirmed component areas and the basis on which garage, workshop, garden room, basement and any reduced-headroom space enter the 8,311 sq ft total
- Measured operating costs, conservation repair backlog, insurability and property-level river, sea, surface-water, groundwater, coastal-erosion and climate-risk reports
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
The Old Rectory is outstandingly modernised rather than conventionally new: twenty years of repair and reconfiguration have made a nationally significant house practical without erasing its fabric. The apparent £602/sq ft is not a house valuation; it blends the 4,964 sq ft principal residence with 2,380 sq ft of annexes and 967 sq ft of garage and garden-room space. The first offer must follow a component valuation, listed-building consent audit, title bridge and measured operating record.
Identity confidence100%
The Old Rectory, St Just in Roseland, Truro, Cornwall
Fine & Country's live original instruction, Rightmove and OnTheMarket identify the same £5m detached freehold estate at The Old Rectory, St Just in Roseland, TR2 5JD, with 11 bedrooms, nine bathrooms, 8,311 sq ft and 1.09 acres. Land Registry title numbers CL155004 and CL66729, Historic England list entry 1328968, planning reference PA21/07348 and the exact-property publisher film provide unusually strong independent identity joins.
UPRNStill protected
01
Premium test
Is the asking premium supported?
Guide midpoint£5,000,000£6,476 / m²
versusLocal evidence benchmark£2,593 / m²2 size-known local references
Subject vs unadjusted evidence149.8%
ReferenceDateAreaPrice / ask£/m²
The Old Rectory current asking evidencesame exact estateInvalid Date772 m²£0—Carrick Waters, TR2 5JDsame postcode; explicitly unmatchedOct 2013270 m²£1,400,000£5,185Resulting reference£2,302,002Not 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£1,341,250–£2,193,750SDLT + 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.£30,000–£75,000modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£18,000–£45,000modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£60,000–£105,000modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£42,000–£75,000modelled
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.
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.
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 confirms £5m detached for-sale status, exact postal address, 11 bedrooms, nine bathrooms, freehold tenure, 1
Live original instruction confirms £5m detached for-sale status, exact postal address, 11 bedrooms, nine bathrooms, freehold tenure, 1.09 acres, component accommodation, titles, tax bands, EPCs and services.
Source ↗connectedCurrent H Tiddy distribution confirms £5m, 8,311 sq ft, detached form, 11 bedrooms, nine bathrooms, freehold tenure, listing date, component measurements and restoration narrative
Current H Tiddy distribution confirms £5m, 8,311 sq ft, detached form, 11 bedrooms, nine bathrooms, freehold tenure, listing date, component measurements and restoration narrative.
Source ↗connectedWorking exact-property tour for The Old Rectory published through the agent's market presentation; permitted remote YouTube player only, with no copied stills, screenshots, downloads, rehosting or photography hotlinks
Working exact-property tour for The Old Rectory published through the agent's market presentation; permitted remote YouTube player only, with no copied stills, screenshots, downloads, rehosting or photography hotlinks.
Source ↗connectedHistoric England confirms The Rectory as Grade II*, list entry 1328968, first listed 30 May 1967, in St Just-in-Roseland at grid reference SW 84798 35631
Historic England confirms The Rectory as Grade II*, list entry 1328968, first listed 30 May 1967, in St Just-in-Roseland at grid reference SW 84798 35631.
Source ↗connectedParish planning record identifies PA21/07348 at The Old Rectory, TR2 5JD and records conditional approval for kitchen and bathroom refits plus plumbing and ceiling repairs
Parish planning record identifies PA21/07348 at The Old Rectory, TR2 5JD and records conditional approval for kitchen and bathroom refits plus plumbing and ceiling repairs.
Source ↗connectedHM Land Registry-derived postcode history names The Old Rectory but captures no same-property completed price; historic local sales are retained only as explicitly unmatched context
HM Land Registry-derived postcode history names The Old Rectory but captures no same-property completed price; historic local sales are retained only as explicitly unmatched context.
Source ↗connectedCurrent England single-property SDLT bands produce £513,750 at the £5m guide; surcharges, reliefs, mixed-use treatment and multiple-dwellings questions require buyer-specific tax advice
Current England single-property SDLT bands produce £513,750 at the £5m guide; surcharges, reliefs, mixed-use treatment and multiple-dwellings questions require buyer-specific tax advice.
Source ↗not matchedProperty-level river, sea, surface-water, groundwater, reservoir, coastal-erosion, private-drainage and climate evidence remains required for the creekside setting
Property-level river, sea, surface-water, groundwater, reservoir, coastal-erosion, private-drainage and climate evidence remains required for the creekside setting.
Source ↗connectedCurrent distribution independently retains the £5m live enquiry route, 8,311 sq ft, 11-bedroom, nine-bathroom and freehold details and the exact-property video-tour link
Current distribution independently retains the £5m live enquiry route, 8,311 sq ft, 11-bedroom, nine-bathroom and freehold details and the exact-property video-tour link.
Source ↗Published / verified
- Fine & Country Mid West Cornwall currently offers the detached freehold estate at a £5m guide; Rightmove records the instruction as added on 27 March 2026.
- The marketed 8,311 sq ft comprises a 4,964 sq ft six-bedroom principal house, a 1,118 sq ft two-bedroom Coach House, a 1,262 sq ft three-bedroom Rectory Cottage and a 967 sq ft garage/garden-room building.
- The main house is Grade II* listed as Historic England entry 1328968 and is believed by the selling agent to date from 1680–1720 with later Georgian work.
- The listing attributes a meticulous two-decade restoration, ground-floor and bedroom-suite reconfiguration, restored sash windows and joinery, and a 2002 orangery.
- Bunny Guinness is credited with the 1.09-acre sequence of walled, productive, Mediterranean and viewing gardens; the property adjoins National Trust land and is stated to be 100 yards from St Just Creek.
- The agent supplies freehold title numbers CL155004 and CL66729, separate council-tax bands G, D and F, oil heating, mains electricity and water, private drainage, and EPC grades F, C and F for the three dwellings.
- Cornwall planning reference PA21/07348 records listed-building consent approved with conditions in 2021 for kitchen and four-bathroom refits plus plumbing and ceiling repairs.
Investigate next
- Obtain official registers and plans for CL155004 and CL66729, the UPRNs for all assessed dwellings, and a conveyancer's schedule of boundaries, creek and beach access, mooring rights, National Trust interface, covenants, rights, private drainage and every annexe-use restriction.
- Audit the full listed-building and planning record, including PA21/07348 conditions, the 2002 orangery consent, completion evidence and approval for every reconfiguration, bathroom, services, greenhouse, garage/garden room and Coach House extension.
- Commission a conservation-led building survey plus timber, roof, damp, drainage, oil, electrical and fire-safety inspections; reconcile EPC recommendations with Grade II* consent constraints before pricing upgrades.
- Secure a signed RICS component measurement and three years of oil, electricity, water, insurance, gardening, tree, drainage, security and maintenance costs, then value the main house, each annexe, garage/garden room and gardens separately.
Still unknown
- Official title-to-UPRN bridge, registered 1.09-acre extent and the exact creek, beach, mooring, access, covenant, drainage, service and annexe-occupation position
- Complete listed-building, planning, condition-discharge, Building Control and warranty trail for the two-decade restoration and every alteration or outbuilding
- RICS-confirmed component areas and the basis on which garage, workshop, garden room, basement and any reduced-headroom space enter the 8,311 sq ft total
- Measured operating costs, conservation repair backlog, insurability and property-level river, sea, surface-water, groundwater, coastal-erosion and climate-risk reports
Primary publisher · visual-rights recordFine & Country Mid West Cornwall / H TiddyOpen 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 instruction and current market distributions expose a working YouTube tour for this exact named property. The Old Rectory name, TR2 5JD address, 11-bedroom estate, Grade II* status, Bunny Guinness gardens and St Just Creek setting align across the listing and film. Aveno uses only YouTube's publisher-controlled privacy-enhanced player and copies, downloads, screenshots, rehosts and hotlinks none of the film or estate-agent photography. 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.