Architecture20/20
Contemporary new-build private commission; architect and completion team to verify
Aveno permanent dossier · published 22 Aug 2026
Woodlands
Coombe Hill Road, Kingston upon Thames, Greater London
Aveno evidence graphic · not a photographWoodlands / evidence-led
Large contemporary new-build house · Coombe Hill Road, Kingston upon Thames
- Guide
- £5.0m
- Area
- 9,277 sq ft
- Identity
- 99 / 100
- Data
- 94 / 100
Independent reading
A 9,277 sq ft contemporary Coombe Estate house with triple-height glazing, golf-course views, cinema, gym, lift and a private half-acre setting.
Woodlands clears the Pavello benchmark through scale, contemporary architecture, privacy and specification: a gated £5m new build with over 9,200 sq ft, seven bedrooms, dramatic full-height glazing and a dedicated leisure level. At £539/sq ft, the guide sits below the unadjusted density of three size-known same-road transactions, but the apparent value depends on proving the present 862 m² house's completion, warranties, measured area, estate obligations and energy performance—not on treating its much smaller 2015 predecessor sale as appreciation.
Remarkability99/100
Data readiness94/100
Ownership intensityHigh
Why this belongs in Aveno
Remarkable is
an evidence test.
Flagship intelligence99remarkability / 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 · 94/100
Exact identity20/20
Woodlands, Coombe Hill Road, Kingston upon Thames; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 22 Aug 2026.
Price and area18/20
£539/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 9,277 sq ft contemporary Coombe Estate house with triple-height glazing, golf-course views, cinema, gym, lift and a private half-acre setting.
- 9,277 sq ft at £5.0m 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
- Current official title/plan, UPRN, estate/private-road obligations and exact registered extent
- Planning and Building Control completion, new-build warranty, professional team and final SAP/EPC rather than the predicted A rating
- RICS area reconciliation, bathroom/accommodation schedule and operating records for lift, PV, sprinklers, automation, glazing and landscaped grounds
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
Woodlands clears the Pavello benchmark through scale, contemporary architecture, privacy and specification: a gated £5m new build with over 9,200 sq ft, seven bedrooms, dramatic full-height glazing and a dedicated leisure level. At £539/sq ft, the guide sits below the unadjusted density of three size-known same-road transactions, but the apparent value depends on proving the present 862 m² house's completion, warranties, measured area, estate obligations and energy performance—not on treating its much smaller 2015 predecessor sale as appreciation.
Identity confidence99%
Woodlands, Coombe Hill Road, Kingston upon Thames
Savills, Rightmove and Sotheby's align on the named Woodlands property, KT2 7DU, £5m guide, contemporary new-build description and approximately 9,277 sq ft. A Companies House charge independently joins Woodlands to freehold title SY254020; obtain a current official register copy and UPRN before exchange.
UPRNStill protected
01
Premium test
Is the asking premium supported?
Guide midpoint£5,000,000£5,801 / m²
versusLocal evidence benchmark£7,589 / m²3 size-known local references
Subject vs unadjusted evidence-23.6%
ReferenceDateAreaPrice / ask£/m²
Asquith House, Coombe Hill Roadsame roadAug 20231030 m²£8,600,000£8,350Amoula House, Coombe Hill Roadsame roadJun 2024511 m²£3,750,000£7,339Beauchamp, Coombe Hill Roadsame roadJun 2021890 m²£6,300,000£7,079Resulting reference£7,522,010Not 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£940,250–£1,490,750SDLT + 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.£16,000–£46,250modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£9,600–£27,750modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£32,000–£64,750modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£22,400–£46,250modelled
03
Claim audit
Marketing claim → buyer consequence.
Evidence readiness94/100
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.
15 Dec 2015£2,200,000Recorded sale · Freehold
127% nominal uplift8.0% annualisedCurrent guide midpoint£5,000,000Asking 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 primary £5m instruction, exact postcode, 9,277 sq ft / 861
Live primary £5m instruction, exact postcode, 9,277 sq ft / 861.86 m², detached new-build type, seven bedrooms, six bathrooms, five receptions, 0.52 acre and current enquiry route.
Source ↗connectedCurrent cross-market £5m listing confirms detached type, 9,277 sq ft / 862 m², seven bedrooms, six bathrooms, freehold tenure, predicted EPC A and 30 March 2026 reduction
Current cross-market £5m listing confirms detached type, 9,277 sq ft / 862 m², seven bedrooms, six bathrooms, freehold tenure, predicted EPC A and 30 March 2026 reduction.
Source ↗partialIndependent named-property listing aligns Woodlands, £5m, approximately 9,279 sq ft, freehold, contemporary architecture, private road, cinema, gym and specification; seven-bathroom field conflicts with the primary six
Independent named-property listing aligns Woodlands, £5m, approximately 9,279 sq ft, freehold, contemporary architecture, private road, cinema, gym and specification; seven-bathroom field conflicts with the primary six.
Source ↗connectedCompanies House charge record independently connects Woodlands, Coombe Hill Road, KT2 7DU to freehold title SY254020; historic satisfied charges are identity evidence, not current encumbrance evidence
Companies House charge record independently connects Woodlands, Coombe Hill Road, KT2 7DU to freehold title SY254020; historic satisfied charges are identity evidence, not current encumbrance evidence.
Source ↗connectedExact-address £2
Exact-address £2.2m December 2015 predecessor transaction and three size-known same-road completed-sale anchors; architecture, condition and asset-state caveats remain explicit.
Source ↗not matchedPlanning and Building Control route for the present new-build house, Tree Preservation Order, completion, energy and services records; exact files remain to retrieve
Planning and Building Control route for the present new-build house, Tree Preservation Order, completion, energy and services records; exact files remain to retrieve.
Source ↗not matchedProperty-level surface-water, groundwater, drainage and climate-risk evidence remains required
Property-level surface-water, groundwater, drainage and climate-risk evidence remains required.
Source ↗Published / verified
- The live Savills instruction shows £5m, 9,277 sq ft / 861.86 m², seven bedrooms, six bathrooms, five receptions, approximately 0.52 acre and a detached new-build house with enquiries open.
- Rightmove independently confirms the £5m guide, 9,277 sq ft / 862 m², freehold tenure, seven bedrooms, six bathrooms and a 30 March 2026 reduction.
- UK Sotheby's names the property Woodlands and independently aligns the £5m guide, approximately 9,279 sq ft, contemporary design, private road, cinema, gym and freehold status; its seven-bathroom field conflicts with the six bathrooms stated by Savills and Rightmove, so six is used pending the accommodation schedule.
- Companies House records connect Woodlands, Coombe Hill Road, KT2 7DU to freehold title SY254020. No estate-agent photograph, film, screenshot, floorplan or elevation is displayed by Aveno; the dossier uses only an original evidence graphic and prominent live-source links.
Investigate next
- Obtain the current official register and title plan for SY254020, the UPRN, transfer documents, Coombe Estate/private-road obligations, Tree Preservation Order constraints and all access, service and boundary rights.
- Retrieve the complete planning, Building Control completion, new-build warranty, professional appointments, structural/glazing, fire and sprinkler, lift, roof-access, solar PV, EV, drainage and final SAP/EPC file.
- Commission a RICS component measurement reconciling 9,277 and 9,279 sq ft, plus structural, envelope, waterproofing, glazing, roof, lift, smart-home, energy and drainage surveys; obtain three years of bills, service records and insurance.
Still unknown
- Current official title/plan, UPRN, estate/private-road obligations and exact registered extent
- Planning and Building Control completion, new-build warranty, professional team and final SAP/EPC rather than the predicted A rating
- RICS area reconciliation, bathroom/accommodation schedule and operating records for lift, PV, sprinklers, automation, glazing and landscaped grounds
Primary publisher · visual-rights recordSavills WimbledonOpen 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.