Architecture20/20
Tom Kinver / Kinver Kreations — award-winning contemporary commission; the full appointment, design and completion archive remains buyer-side
Aveno permanent dossier · published 13 Sep 2026
Cwm Mawr
Pen Y Cwm, Pembrokeshire
Independent reading
Tom Kinver's curvilinear coastal house above St Brides Bay: 3,455 sq ft, four bedroom suites, a living roof and more than 18 acres of gardens, meadows and woodland.
Cwm Mawr clears Aveno's exceptional-modern gate on architecture, landscape integration and an unusually complete coastal estate proposition. The £1,216/sq ft headline is only a blended entry signal. The decision turns on the build and consent archive behind the transformation since its £690,000 October 2017 sale, exact title extent across more than 18 acres, living-roof and glazing condition, drainage and energy systems, coastal exposure and whether every claimed route to beach and coast path is a right rather than proximity.
Remarkability100/100
Data readiness95/100
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 residence approached by a sweeping private drive within more than 18 acres of landscaped gardens, meadows and woodland; legal boundaries, coastal-path interaction and any third-party access remain to verify.
Visual quality20/20
Working exact-property publisher film.
Market distinction20/20
Price, rarity and accommodation support admission.
Data-readiness audit · 95/100
Exact identity20/20
Cwm Mawr, Pen Y Cwm, Haverfordwest, Pembrokeshire; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 13 Sep 2026.
Price and area18/20
£1,216/sq ft from current guide and the current Rightmove/Fine & Country syndication's stated 3,455 sq ft / 321 sq m and the original listing's 321 sq m structured area; a signed RICS component measurement must reconcile the house, studio, plant room, stores and double garage.
Buyer intelligence17/20
Costs, title, planning, energy, environmental and comparable questions are structured.
Rights and media20/20
Exact-property YouTube player with fallback.
- Tom Kinver's curvilinear coastal house above St Brides Bay: 3,455 sq ft, four bedroom suites, a living roof and more than 18 acres of gardens, meadows and woodland.
- 3,455 sq ft at £4.2m 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 and plan, exact 18-plus-acre extent, access and service rights, coast-path and beach relationship, covenants, overage and any agricultural, habitat or National Park restrictions
- Complete design, planning, Building Control, structural, warranty and completion archive for the contemporary house, living roof, glazing, terraces, garage, studio, ponds, landscaping and services
- Signed component measurement confirming 3,455 sq ft and treatment of studio, plant, stores and garage, plus a reconciled land schedule
- Full EPC and systems specification, three years of operating and insurance evidence, and property-level drainage, flood, erosion, ground, tree, ecology and insurability reports
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
Cwm Mawr clears Aveno's exceptional-modern gate on architecture, landscape integration and an unusually complete coastal estate proposition. The £1,216/sq ft headline is only a blended entry signal. The decision turns on the build and consent archive behind the transformation since its £690,000 October 2017 sale, exact title extent across more than 18 acres, living-roof and glazing condition, drainage and energy systems, coastal exposure and whether every claimed route to beach and coast path is a right rather than proximity.
Identity confidence100%
Cwm Mawr, Pen Y Cwm, Haverfordwest, Pembrokeshire
Fine & Country's live original instruction fixes Cwm Mawr at Pen Y Cwm, SA62 6AY and states 321 sq m, four bedrooms, four bathrooms, over 18 acres, Tom Kinver authorship and the Wales Home of the Year 2020/21 award. Current Rightmove syndication independently supplies the £4.2m asking price, 3,455 sq ft, detached/freehold form, EPC B and Band H. Fine & Country West Wales's exact-property film names and tours Cwm Mawr. Kinver Kreations records the project and its 2020 Best New Home in Wales award; transaction-derived history connects the same named address to the October 2017 sale.
UPRNStill protected
01
Premium test
Is the asking premium supported?
Guide midpoint£4,200,000£13,084 / m²
versusLocal evidence benchmarkWithheld0 size-known local references
Subject vs unadjusted evidence—
ReferenceDateAreaPrice / ask£/m²
Upper Ewestonwider SA62 coastal-rural marketFeb 2021—£855,000—Little Ashestonwider SA62 coastal-rural marketOct 2018—£549,500—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£883,250–£1,495,750Welsh LTT + 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–£47,500modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£9,600–£28,500modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£32,000–£66,500modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£22,400–£47,500modelled
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 Oct 2017£690,000Recorded sale · Freehold — Land Registry-derived transaction
509% nominal uplift22.4% annualisedCurrent guide midpoint£4,200,000Asking 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 confirms For Sale status, exact Cwm Mawr identity, four bedrooms, four bathrooms, 321 sq m, 73,825 sq m of land, Tom Kinver attribution, award, detached/freehold form, EPC B, Band H and an active enquiry route
Live original instruction confirms For Sale status, exact Cwm Mawr identity, four bedrooms, four bathrooms, 321 sq m, 73,825 sq m of land, Tom Kinver attribution, award, detached/freehold form, EPC B, Band H and an active enquiry route.
Source ↗connectedCurrent Fine & Country syndication corroborates offers in excess of £4
Current Fine & Country syndication corroborates offers in excess of £4.2m, reduction on 16 May 2026, 3,455 sq ft / 321 sq m, detached freehold status, four bedrooms, four bathrooms, EPC B, Band H, private garden and garage.
Source ↗connectedWorking exact-property Cwm Mawr film published by Fine & Country West Wales; permitted remote YouTube player only, with no copied stills, screenshots, downloads, rehosting or photography hotlinks
Working exact-property Cwm Mawr film published by Fine & Country West Wales; permitted remote YouTube player only, with no copied stills, screenshots, downloads, rehosting or photography hotlinks.
Source ↗connectedThe designer's practice records Cwm Mawr, Penycwm among its projects and records the 2020 Best New Home in Wales award; the full property-specific appointment, drawings and completion record remain buyer-side
The designer's practice records Cwm Mawr, Penycwm among its projects and records the 2020 Best New Home in Wales award; the full property-specific appointment, drawings and completion record remain buyer-side.
Source ↗connectedLand Registry-derived history records Cwm Mawr at £690,000 in October 2017 and supplies wider local anchors at Upper Eweston and Little Asheston, all retained with area, condition, land and legal-extent caveats
Land Registry-derived history records Cwm Mawr at £690,000 in October 2017 and supplies wider local anchors at Upper Eweston and Little Asheston, all retained with area, condition, land and legal-extent caveats.
Source ↗connectedExact-address sold-price index independently connects Cwm Mawr, Pen Y Cwm, SA62 6AY to the October 2017 £690,000 transaction and describes the current detached four-bedroom, four-bathroom form; it is not a valuation
Exact-address sold-price index independently connects Cwm Mawr, Pen Y Cwm, SA62 6AY to the October 2017 £690,000 transaction and describes the current detached four-bedroom, four-bathroom form; it is not a valuation.
Source ↗not matchedPembrokeshire Coast National Park planning route; the complete exact-property application, condition, Building Control and as-built chronology remains to retrieve and reconcile to the contemporary house and landscape works
Pembrokeshire Coast National Park planning route; the complete exact-property application, condition, Building Control and as-built chronology remains to retrieve and reconcile to the contemporary house and landscape works.
Source ↗connectedCurrent Wales main-residential LTT bands produce £435,750 at £4
Current Wales main-residential LTT bands produce £435,750 at £4.2m. Buyer circumstances, higher residential rates, mixed-use treatment and reliefs require professional tax advice.
Source ↗not matchedProperty-level river, surface-water, sea, reservoir and climate evidence remains required alongside coastal erosion, private drainage, ground, radon, tree, ecology, access and insurance enquiries
Property-level river, surface-water, sea, reservoir and climate evidence remains required alongside coastal erosion, private drainage, ground, radon, tree, ecology, access and insurance enquiries.
Source ↗Published / verified
- Fine & Country's original instruction remains live, while the current Rightmove syndication offers Cwm Mawr in excess of £4.2m; the sources state four bedrooms, four bathrooms, two receptions, 321 sq m / 3,455 sq ft and more than 18 acres.
- The current sources describe a detached freehold house with EPC B, Council Tax Band H, a sweeping drive, double garage, studio, plant room, landscaped wildlife gardens, ponds, terraces, meadows and woodland.
- The house is attributed to Tom Kinver and combines curvilinear walls, a living roof, cathedral-height kitchen/dining room, broad coastal glazing and a bedroom wing; Kinver Kreations records the project and its 2020 Best New Home in Wales award.
- Land Registry-derived history records Cwm Mawr at £690,000 in October 2017. Public sources describe the present house as a 2018-era contemporary rebuild, so the £3.51m nominal gap is a works-and-land evidence question rather than proof of current value.
- The Welsh main-residence LTT bands produce £435,750 at £4.2m before buyer-specific treatment; higher residential rates and mixed-use treatment can materially alter the result.
- Fine & Country West Wales's working exact-property film remains inside the publisher-controlled YouTube player; Aveno reproduces no listing photograph, film still, screenshot, floorplan or footage.
Investigate next
- Obtain the official freehold register and title plan plus every deed, covenant, easement and boundary plan across the stated 18-plus acres; distinguish owned land from views and proximity, and confirm drive, coast-path, beach, water, drainage and service rights.
- Build a complete National Park planning, Building Control and warranty chronology for demolition/rebuild or conversion, curvilinear structure, living roof, glazing, terraces, garage, studio, ponds, landscape and all services; reconcile every condition and approved plan to the as-built house.
- Commission a signed RICS component measurement and specialist structural, living-roof, waterproofing, glazing, thermal-bridge, damp, retaining-ground, electrical, heating, drainage, pond, tree, access and coastal-exposure surveys with warranties and maintenance records.
- Reconcile the £3.51m nominal uplift since October 2017 using a dated works schedule, professional appointments, invoices, approvals, warranties and a component valuation that keeps the house, garage/studio and 18-plus acres separate.
- Retrieve the full EPC, three years of energy, water, drainage, landscape, roof, security, insurance and maintenance evidence, then commission property-level river, surface-water, groundwater, reservoir, coastal-erosion, ground, radon, tree, biodiversity and insurability searches.
Still unknown
- Official title number and plan, exact 18-plus-acre extent, access and service rights, coast-path and beach relationship, covenants, overage and any agricultural, habitat or National Park restrictions
- Complete design, planning, Building Control, structural, warranty and completion archive for the contemporary house, living roof, glazing, terraces, garage, studio, ponds, landscaping and services
- Signed component measurement confirming 3,455 sq ft and treatment of studio, plant, stores and garage, plus a reconciled land schedule
- Full EPC and systems specification, three years of operating and insurance evidence, and property-level drainage, flood, erosion, ground, tree, ecology and insurability reports
Primary publisher · visual-rights recordFine & Country West WalesOpen 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. Fine & Country West Wales's live original instruction identifies Cwm Mawr at Pen Y Cwm, and its working publisher-controlled YouTube film expressly names and tours that exact property. The four-bedroom programme, curvilinear architecture, living roof, coastal position and grounds align across the instruction and film. Aveno uses only YouTube's 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.