Barcombe
Croxley Green, Rickmansworth
£3,500,000Outstandingly modernised detached period residence
- Bedrooms
- 6
- Recorded area
- 4,958 sq ft
- Recorded land
- 1 acres
- Ownership intensity
- High · editorial
Source checked: 10 Sep 2026
Explore this home ↗Aveno permanent dossier · published 7 Sep 2026
Woodlands Farm
Woodside, Fetcham, Surrey
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 / Woodlands Farm
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 £3,500,000. 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.
Blackthorn House
West End Lane, Essendon
£3,500,000Contemporary rural residence
- Bedrooms
- 5
- Recorded area
- 4,799 sq ft
- Recorded land
- 1 acres
- Ownership intensity
- High · editorial
Source checked: 14 Aug 2026
Explore this home ↗Brackenrigg
Pull Woods, Ambleside
£3,500,000Contemporary lakeside luxury house
- Bedrooms
- 4
- Recorded area
- 5,060 sq ft
- Recorded land
- 0.75 acres
- Ownership intensity
- High · editorial
Source checked: 20 Aug 2026
Explore this home ↗Independent reading
A £3.5m contemporary Surrey house of about 5,435 sq ft on 2.5 acres, built in stone, Accoya and zinc around vaulted living, cinema and south-facing grounds.
Woodlands Farm clears Aveno's gate through modern detached form, a coherent materials palette, substantial private land and unusually complete environmental and entertaining infrastructure. The £644/sq ft entry density uses the best current 5,435 sq ft figure, but exact-address datasets retain smaller 496 m² and 464 m² records. That conflict, the unverified architect credit and the bedroom/EPC changes across sale and rental feeds matter more than the marketing language. Price only after the title, planning-and-completion archive, signed component measurement and ground-source system evidence agree.
Remarkability99/100
Data readiness94/100
Ownership intensityHigh
Why this belongs in Aveno
Remarkable is
an evidence test.
Flagship intelligence99remarkability / 100
Admitted to Aveno: unmistakably premium modern architecture, a live listing, defensible identity, structured buyer intelligence and a working exact-property publisher film.
Architecture20/20
Individual architect-designed commission completed circa 2023; named architect and complete professional team to verify
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 · 94/100
Exact identity20/20
Woodlands Farm, Woodside, Fetcham, Leatherhead, Surrey; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 7 Sep 2026.
Price and area18/20
£644/sq ft from current guide and Savills' current exact-postcode rental instruction and an exact-property publisher post both state 5,435 sq ft; exact-address records retain 496 m² and 464 m² alternatives that require signed reconciliation.
Buyer intelligence17/20
Costs, title, planning, energy, environmental and comparable questions are structured.
Rights and media20/20
Exact-property YouTube player with fallback.
- A £3.5m contemporary Surrey house of about 5,435 sq ft on 2.5 acres, built in stone, Accoya and zinc around vaulted living, cinema and south-facing grounds.
- 5,435 sq ft at £3.5m 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 number, UPRN, registered 2.5-acre extent and the complete access, boundary, meadow, pond, covenant, drainage and service-rights position
- Named architect and the complete planning, Building Control, completion, structural, warranty and professional-team chronology
- Signed component-area schedule resolving 5,435 sq ft against the 496 m² and 464 m² exact-address records
- Reconciled five-versus-four bedroom and EPC B-versus-E records, measured operating costs, plant histories, insurability and property-level flood, ground, radon, contamination and tree evidence
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
Woodlands Farm clears Aveno's gate through modern detached form, a coherent materials palette, substantial private land and unusually complete environmental and entertaining infrastructure. The £644/sq ft entry density uses the best current 5,435 sq ft figure, but exact-address datasets retain smaller 496 m² and 464 m² records. That conflict, the unverified architect credit and the bedroom/EPC changes across sale and rental feeds matter more than the marketing language. Price only after the title, planning-and-completion archive, signed component measurement and ground-source system evidence agree.
Identity confidence99%
Woodlands Farm, Woodside, Fetcham, Leatherhead, Surrey
Fine & Country's live original £3.5m instruction identifies Woodside, Surrey, KT22 and the distinctive 2.5-acre contemporary residence. Its linked brochure is titled Woodlands Farm. Current exact-address and rental records independently join Woodlands Farm, Woodside, Fetcham, KT22 9SS to detached/freehold form, five bedrooms, four bathrooms and the same specification. Davies Property Partners' working exact-property film names Woodlands Farm and Fetcham and repeats the stone, zinc, Accoya, vaulted, cinema and grounds programme.
UPRNStill protected
01
Premium test
Is the asking premium supported?
Guide midpoint£3,500,000£6,932 / m²
versusLocal evidence benchmark£5,886 / m²3 size-known local references
Subject vs unadjusted evidence17.8%
ReferenceDateAreaPrice / ask£/m²
Oakdene, Woodsidesame postcode and roadOct 2025262 m²£1,224,950£4,675Treetops, Woodsidesame postcode and roadJul 2020223 m²£1,372,000£6,152The Brambles, Woodsidesame postcode and roadJun 2019194 m²£1,325,000£6,830Resulting reference£3,417,568Not 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£616,250–£983,750SDLT + disclosed transaction extras + acquisition checks + modelled running and replacement allowances. Mortgage interest and major defects excluded.
Council taxModelled until the exact council-tax band, annual charge and any separate assessment are verified.£3,500–£6,000modelled
Energy, water and private systemsScale, plant, pool/estate systems and attributed energy setup; bills missing.£10,000–£28,750modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£6,000–£17,250modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£20,000–£40,250modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£14,000–£28,750modelled
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.
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 £3
Live original £3.5m instruction with an active enquiry route confirms detached/freehold form, five bedrooms, four bathrooms, 2.5 acres and the full contemporary architecture, leisure, environmental and grounds programme.
Source ↗connectedCurrent exact-postcode rental instruction independently confirms five bedrooms, four bathrooms, four receptions, 5,435 sq ft, the cinema, grounds and smart-home specification
Current exact-postcode rental instruction independently confirms five bedrooms, four bathrooms, four receptions, 5,435 sq ft, the cinema, grounds and smart-home specification.
Source ↗connectedWorking 2 minute 36 second exact-property film titled Woodlands Farm, Fetcham and published by Davies Property Partners; permitted remote YouTube player only, with no copied stills, screenshots, downloads, rehosting or photography hotlinks
Working 2 minute 36 second exact-property film titled Woodlands Farm, Fetcham and published by Davies Property Partners; permitted remote YouTube player only, with no copied stills, screenshots, downloads, rehosting or photography hotlinks.
Source ↗connectedExact-address structured record joins Woodlands Farm, Woodside, Fetcham, KT22 9SS to five bedrooms, four bathrooms, detached form, approximately 464 m², EPC B and a 2023 date
Exact-address structured record joins Woodlands Farm, Woodside, Fetcham, KT22 9SS to five bedrooms, four bathrooms, detached form, approximately 464 m², EPC B and a 2023 date.
Source ↗connectedLand Registry-derived exact-address table confirms Woodlands Farm as detached/freehold and retains 496 m², four bedrooms and four bathrooms, with no recorded sale price
Land Registry-derived exact-address table confirms Woodlands Farm as detached/freehold and retains 496 m², four bedrooms and four bathrooms, with no recorded sale price.
Source ↗connectedHM Land Registry-derived postcode table supplies the three same-road transactions used only as explicitly unmatched local context
HM Land Registry-derived postcode table supplies the three same-road transactions used only as explicitly unmatched local context.
Source ↗connectedCompanies House independently repeats the full Woodlands Farm, Woodside, Fetcham, Leatherhead, Surrey, KT22 9SS address; it proves address identity, not title ownership
Companies House independently repeats the full Woodlands Farm, Woodside, Fetcham, Leatherhead, Surrey, KT22 9SS address; it proves address identity, not title ownership.
Source ↗not matchedOfficial Mole Valley route for the full exact-property planning and decision archive; application references, conditions, Building Control completion and warranty joins remain buyer-side
Official Mole Valley route for the full exact-property planning and decision archive; application references, conditions, Building Control completion and warranty joins remain buyer-side.
Source ↗not matchedOfficial property-level river, surface-water, groundwater, reservoir and climate evidence remains required, alongside drainage, pond, tree, ground, radon and contamination searches
Official property-level river, surface-water, groundwater, reservoir and climate evidence remains required, alongside drainage, pond, tree, ground, radon and contamination searches.
Source ↗Published / verified
- Fine & Country currently offers Woodlands Farm at £3.5m as a freehold five-bedroom, four-bathroom individual residence in Woodside, Surrey, with an active enquiry route.
- The current instruction describes approximately 2.5 acres of landscaped grounds and meadow, natural buff sandstone, Accoya cladding, zinc detailing, slate roofing, extensive south-facing glazing and three wide bifold-door sets.
- The programme includes a vaulted triple-aspect reception room, bespoke kitchen, study or fifth bedroom, cinema, bar and games space, wine cellar, four bedroom suites, air circulation, integrated audio and Control4-style smart-home functions.
- Ground-source underfloor heating, high insulation, a detached oak-framed double car barn, workshop, log store, duck pond, terraces, fire pit and infrastructure for a hot tub or pool are all attributed by the live instruction.
- A current Savills rental instruction for the exact postcode records 5,435 sq ft, five bedrooms and four bathrooms, while exact-address records retain 496 m² and 464 m² alternatives; no figure is treated as signed measurement.
- Davies Property Partners' working 2 minute 36 second film is titled Woodlands Farm, Fetcham and shows the exact property; Aveno embeds only the publisher-controlled YouTube player.
Investigate next
- Obtain the official freehold register, title plan and UPRN, then reconcile the 2.5-acre extent, meadow, drive, gates, boundaries, pond, access, covenants, drainage, services and every ancillary structure.
- Retrieve the full planning, Building Control, completion, warranty, structural and professional-appointment archive for the circa-2023 replacement or new-build works, including the car barn, workshop, pond, terraces and pool infrastructure.
- Commission a signed RICS component measurement reconciling 5,435 sq ft with the 496 m² and 464 m² records and separating primary accommodation, lower-ground leisure, plant, car barn, workshop and storage.
- Obtain three years of electricity, ground-source heat-pump, ventilation, air-conditioning, smart-home, security, water, grounds and insurance records, plus specialist envelope, glazing, zinc, timber, drainage, pond, tree and environmental surveys.
Still unknown
- Official title number, UPRN, registered 2.5-acre extent and the complete access, boundary, meadow, pond, covenant, drainage and service-rights position
- Named architect and the complete planning, Building Control, completion, structural, warranty and professional-team chronology
- Signed component-area schedule resolving 5,435 sq ft against the 496 m² and 464 m² exact-address records
- Reconciled five-versus-four bedroom and EPC B-versus-E records, measured operating costs, plant histories, insurability and property-level flood, ground, radon, contamination and tree evidence
Primary publisher · visual-rights recordFine & Country CobhamOpen 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. Davies Property Partners publishes the working exact-property Woodlands Farm tour through its public YouTube channel. The title names Woodlands Farm and Fetcham, and the film description repeats the distinctive architecture and specification carried by the current instruction. Aveno uses only YouTube's privacy-enhanced publisher-controlled 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.