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Headline details are agent or publisher claims unless a source-backed fact is explicitly marked verified. Aveno interpretations and calculations are labelled separately. Unknown means evidence is missing, not that a property fails a check.
Hedsor LodgeHarvest Hill, Bourne End, Buckinghamshire
Outstandingly modernised hillside country house
Published description
Bedrooms & bathrooms
Hedsor Lodge5 bedrooms
5 bathrooms
Agent / publisher claim; layout needs checking.
Floor area & its limits
Hedsor LodgeApprox. 4,971 sq ftPublished measurement; not independently measured.Measurement qualifications
Signed component measurement proving what the 4,971 sq ft includes and the planning, EPC and assessment status of the guesthouse, leisure building, garage and workshop
Land, gardens & accommodation
Hedsor Lodge
The publisher's brochure names Hedsor Lodge and describes a modern country-style kitchen, underfloor heating, extensive bi-fold glazing, a gym with shower/WC and a cinema with concealed screen, night-sky ceiling and bar.
The separate oak-framed one-bedroom guesthouse has its own kitchen, en-suite and terrace; a further games-and-music building has a shower/WC, and the triple garage includes an inspection pit and workshop provision.
Agent / publisher claims. Unrecorded amenities and land extent remain unknown.
Energy & completion
Hedsor Lodge
Main house EPC C; guesthouse EPC E — attributed by the live listing and brochure; certificates and assessment boundaries required
Advertised performance does not establish measured use.
Needs checking: Complete planning, Building Control, completion, structural, fire, warranty and professional archive for the modernisation and every ancillary building
Needs checking: Signed component measurement proving what the 4,971 sq ft includes and the planning, EPC and assessment status of the guesthouse, leisure building, garage and workshop
Exact-name transaction history, not a same-condition valuation. The sale predates the disclosed 15-year ownership and the improvement chronology, areas and ancillary-building boundaries are not reconciled.
Transaction source ↗A historical sale is not an earlier asking price; no price reduction is inferred.
Important missing information
Hedsor Lodge
Official title number, UPRN, registered plot extent and the full covenant, easement, access, boundary, fence, service and drainage position
Complete planning, Building Control, completion, structural, fire, warranty and professional archive for the modernisation and every ancillary building
Signed component measurement proving what the 4,971 sq ft includes and the planning, EPC and assessment status of the guesthouse, leisure building, garage and workshop
Dated post-2010 works ledger, actual operating and maintenance costs, current EPC certificates and property-level flood, surface-water, ground, tree and insurance evidence
Missing evidence is not a negative finding.
The reality of ownership
Features can bring both enjoyment and ongoing attention. These observations identify what to investigate, not estimated bills or confirmed defects.
Hedsor Lodge
Glazing
Publisher evidenceThe publisher's brochure names Hedsor Lodge and describes a modern country-style kitchen, underfloor heating, extensive bi-fold glazing, a gym with shower/WC and a cinema with concealed screen, night-sky ceiling and bar.
Practical questionWho installed the glazing, what access is needed for cleaning and repairs, and are warranties transferable?
Additional accommodation
Publisher evidenceThe separate oak-framed one-bedroom guesthouse has its own kitchen, en-suite and terrace; a further games-and-music building has a shower/WC, and the triple garage includes an inspection pit and workshop provision.
Practical questionWhich accommodation is approved for its advertised use, and are access, services and heating independent?
Energy and systems
Publisher evidenceThe listing attributes brick construction, mains water, electricity and gas, main-house EPC C, guesthouse EPC E, Council Tax Band H, FTTP availability, three garage spaces and parking for about 15 cars.
Practical questionCan you provide the current EPC, commissioning certificates, warranties and recent measured energy use?
Ask before you view
Who installed the glazing, what access is needed for cleaning and repairs, and are warranties transferable?
Which accommodation is approved for its advertised use, and are access, services and heating independent?
Can you provide the current EPC, commissioning certificates, warranties and recent measured energy use?
What evidence can you provide before a viewing to resolve: Official title number, UPRN, registered plot extent and the full covenant, easement, access, boundary, fence, service and drainage position?
For Hedsor Lodge's advertised 5 bedrooms, which share a level with a bathroom and living space, and what steps are on the route from parking?
Occasional occupation: ask who checks this property while empty and what its services and insurance require.
Agent / publisher claimArchitecture and specification
A 4,971 sq ft hillside house reshaped around panoramic glazing, cinema and gym, with an oak-framed guesthouse, games-and-music room and triple garaging.
The official title-and-UPRN pack joined to the complete works and approval chronology, a signed RICS component measurement and separate EPC, planning-use and assessment evidence for every ancillary building.
Before You View supports initial research. It does not replace a survey, legal checks or professional valuation. Confirm availability and dated information with the selling agent before arranging a viewing.
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