Architecture20/20
Sean Griffiths, originally for FAT Architecture; 2022 top-floor remodelling by ModernArchitect
Aveno permanent dossier · published 15 Sep 2026
Blue House
Garner Street, Hackney, Greater London
Film by Aucoot
Independent reading
Sean Griffiths' unmistakable blue house turns a child's outline of home into four levels of adaptable East London live/work space.
Blue House clears Aveno's exceptional-modern gate because the architecture is the asset, not an applied finish: an internationally discussed FAT house, still owned and reworked by its architect, with a genuinely singular façade and spatial language. The £1,214–£1,325/sq ft guide density uses Aucoot's current 2,265 sq ft figure. It should not be compared uncritically with conventional Hackney terraces until the office/workroom, roof addition, terraces and exact planning, title and measurement boundaries are reconciled.
Remarkability99/100
Data readiness95/100
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.
Luxury and finish20/20
Premium specification and lifestyle scale.
Privacy and setting19/20
A detached, gated infill house on its own former workshop plot, but its urban street edge, overlooking, party-wall interfaces, access and exact title boundaries require direct inspection and legal verification.
Visual quality20/20
Working exact-property publisher film.
Market distinction20/20
Price, rarity and accommodation support admission.
Data-readiness audit · 95/100
Exact identity19/20
Blue House, 2A–2C Garner Street, London; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 15 Sep 2026.
Price and area18/20
£1,214/sq ft from current guide and Aucoot's live original instruction states 2,265 sq ft / 229 sq m internally and 950 sq ft / 88.3 sq m externally; a signed RICS measurement must reconcile the unusual live/work plan, roof addition, terraces and any limited-use area.
Buyer intelligence17/20
Costs, title, planning, energy, environmental and comparable questions are structured.
Rights and media20/20
Exact-property YouTube player with fallback.
- Sean Griffiths' unmistakable blue house turns a child's outline of home into four levels of adaptable East London live/work space.
- 2,265 sq ft at £2.8m 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, exact registered address/extent, access, easements, covenants, party-wall, service and former live/work-use position
- Complete planning, Building Control, structural, fire, completion, professional and warranty archive for the original house and 2022 roof intervention
- Signed component measurement and approved-use reconciliation for three bedrooms plus office/workroom versus four-bedroom portal marketing
- Full EPC, current Council Tax, actual running costs, fabric condition and property-level environmental and specialist-insurance evidence
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
Blue House clears Aveno's exceptional-modern gate because the architecture is the asset, not an applied finish: an internationally discussed FAT house, still owned and reworked by its architect, with a genuinely singular façade and spatial language. The £1,214–£1,325/sq ft guide density uses Aucoot's current 2,265 sq ft figure. It should not be compared uncritically with conventional Hackney terraces until the office/workroom, roof addition, terraces and exact planning, title and measurement boundaries are reconciled.
Identity confidence96%
Blue House, 2A–2C Garner Street, London
Aucoot's live instruction uniquely names Blue House in Hackney, identifies Sean Griffiths, gives the £2.75m–£3m guide, 2,265 sq ft / 229 sq m, freehold tenure and EPC C, and exposes an exact-property film titled for Blue House. ModernArchitect identifies the same project as Griffiths' East London house and documents the fourth-storey remodelling; the University of Westminster independently joins the architect, client history, former metalworker's-shed plot and 2022 intervention. Current portal distribution fixes the market address as Blue House, Garner Street, E2. The official title and UPRN remain buyer-side, so confidence is high rather than absolute.
UPRNStill protected
01
Premium test
Is the asking premium supported?
Guide midpoint£2,875,000£13,664 / m²
versusLocal evidence benchmarkWithheld2 size-known local references
Subject vs unadjusted evidence—
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£491,250–£758,750SDLT + 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.£7,600–£20,500modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£4,560–£12,300modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£15,200–£28,700modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£10,640–£20,500modelled
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.
1 Jan 1970£0Recorded sale · Freehold attributed
Infinity% nominal upliftInfinity% annualisedCurrent guide midpoint£2,875,000Asking 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 original instruction with active viewing route confirms the £2
Live original instruction with active viewing route confirms the £2.75m–£3m guide, Blue House/Hackney identity, 2,265 sq ft internal and 950 sq ft outdoor areas, Sean Griffiths authorship, freehold tenure, EPC C claim and exact-property film control.
Source ↗connectedSean Griffiths' practice identifies the exact Blue House project, its FAT authorship and the later fourth-storey roof extension with landscaped terraces; it supports architecture and alteration history, not current market status
Sean Griffiths' practice identifies the exact Blue House project, its FAT authorship and the later fourth-storey roof extension with landscaped terraces; it supports architecture and alteration history, not current market status.
Source ↗connectedWorking Aucoot-controlled YouTube film titled Inside London's Iconic Blue House; the live listing exposes this exact URL
Working Aucoot-controlled YouTube film titled Inside London's Iconic Blue House; the live listing exposes this exact URL. Aveno embeds only the remote player and uses no agent stills.
Source ↗partialThe UK Modern House Index records the exact architectural identity as Blue House, 2A–2C Garner Street, E2 9AQ, Bethnal Green, by FAT/Sean Griffiths
The UK Modern House Index records the exact architectural identity as Blue House, 2A–2C Garner Street, E2 9AQ, Bethnal Green, by FAT/Sean Griffiths. The official title and UPRN remain buyer-side.
Source ↗connectedUniversity architectural coverage independently joins Griffiths, FAT's first completed project, the former metalworker's-shed site and ModernArchitect's roof-studio intervention
University architectural coverage independently joins Griffiths, FAT's first completed project, the former metalworker's-shed site and ModernArchitect's roof-studio intervention.
Source ↗connectedCurrent England single-property SDLT bands produce £243,750 at £2
Current England single-property SDLT bands produce £243,750 at £2.75m and £273,750 at £3m. Buyer circumstances, higher rates, non-resident treatment and reliefs require professional tax advice.
Source ↗not matchedOfficial local planning route; the complete original and 2022 planning, condition, Building Control, completion, structural and fire record remains to retrieve and join to the official title
Official local planning route; the complete original and 2022 planning, condition, Building Control, completion, structural and fire record remains to retrieve and join to the official title.
Source ↗not matchedProperty-level river, surface-water, groundwater, reservoir and climate evidence remains required alongside ground, radon, subsidence, drainage, air-quality and specialist-insurance enquiries
Property-level river, surface-water, groundwater, reservoir and climate evidence remains required alongside ground, radon, subsidence, drainage, air-quality and specialist-insurance enquiries.
Source ↗Published / verified
- Aucoot's original instruction is live with an active viewing route, a £2.75m–£3m guide, 2,265 sq ft / 229 sq m internally, 950 sq ft / 88.3 sq m externally, freehold tenure and an EPC C claim.
- The house was conceived by Sean Griffiths while he was a director of FAT Architecture and built on a former metalworker's-shed plot; ModernArchitect identifies it as an extensively remodelled East London project with a fourth-storey roof addition and landscaped terraces.
- Aucoot describes three bedrooms plus an office/workroom and kitchenette, while portal distribution presents four bedrooms. That is a use-classification conflict, not a fourth verified sleeping room, and must be resolved against approved plans and the measured survey.
- The 2022 intervention adds a projecting top-floor pod, green steel-framed glazing and a private roof terrace; the University of Westminster attributes the work to Griffiths' ModernArchitect practice and identifies the roof studio's client context.
- Aucoot's exact-property YouTube film is live at HFprDFyemvI. Aveno uses only the publisher-controlled player and reproduces no agent photography, stills or floorplan.
- At the £2.75m lower guide, current England main-residence SDLT is £243,750 before buyer-specific treatment; the £3m upper guide would produce £273,750.
Investigate next
- Obtain the official register, title plan and UPRN, then reconcile the 2A–2C address, former workshop plot, gated access, boundaries, easements, services, party-wall position, restrictive covenants and any live/work or commercial history.
- Retrieve the full Tower Hamlets planning and Building Control chronology for the original house and 2022 roof intervention, including approved drawings, conditions, completion evidence, structural design, fire strategy, warranties and any lawful-use evidence for the office/workroom.
- Commission a signed RICS component measurement separating bedrooms, office/workroom, circulation, roof studio, terraces and any limited-use space; reconcile the three-bedroom primary instruction with four-bedroom portal distribution before using price density or bedroom comparisons.
- Commission a building survey focused on the fibre-cement/clapboard envelope, roof junctions, steel-framed glazing, waterproofing, thermal bridging, ventilation, bespoke joinery, fire separation and interfaces between the original 2002 fabric and 2022 addition.
- Retrieve the complete EPC and current Council Tax assessment, then obtain three years of utilities, insurance, security and maintenance records plus property-level flood, ground, radon, subsidence, drainage, air-quality and insurability reports.
Still unknown
- Official title number, UPRN, exact registered address/extent, access, easements, covenants, party-wall, service and former live/work-use position
- Complete planning, Building Control, structural, fire, completion, professional and warranty archive for the original house and 2022 roof intervention
- Signed component measurement and approved-use reconciliation for three bedrooms plus office/workroom versus four-bedroom portal marketing
- Full EPC, current Council Tax, actual running costs, fabric condition and property-level environmental and specialist-insurance 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. Aucoot's live original instruction exposes its exact-property film through the publisher-controlled YouTube player and labels it for Blue House, Hackney. Aveno embeds that remote player only and copies, downloads, screenshots, rehosts and hotlinks none of Aucoot's photography, film frames or floorplan. 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.
From the Aveno Journal
An iconic house still needs a conventional legal answer
Blue House has genuine architectural importance. That does not settle its approved use, alteration history or measured accommodation—the more singular the house, the more conventional its evidence pack must become.
Read the editorial analysis →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.