Architecture20/20
Custom-built contemporary residence — named architect, completion date and professional team to verify
Aveno permanent dossier · published 23 Sep 2026
Forest Edge
Larkhill Lane, Formby, Merseyside
Film by Karl Ormerod, Luxury Estate Agent, eXp Luxury
Independent reading
An 8,256 sq ft custom-built contemporary smart home with six bedroom suites, cinema, gym and west-facing gardens against Formby's pinewoods.
Forest Edge clears the Pavello standard through its coherent large-scale contemporary design, six-suite programme, integrated cinema, gym and games spaces, advanced building systems and protected pinewood-edge setting. The working £363 per sq ft density uses the live 8,256 sq ft figure; the decisive diligence gate is the official title and completion archive joined to a signed component measurement and costed smart-home and building-services survey.
Remarkability98/100
Data readiness92/100
Ownership intensityHigh
Why this belongs in Aveno
Remarkable is
an evidence test.
Flagship intelligence98remarkability / 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 with landscaped west-facing gardens adjoining National Trust pinewoods; title boundaries, public access, overlooking and woodland responsibilities remain to verify.
Visual quality20/20
Working exact-property publisher film.
Market distinction19/20
Price, rarity and accommodation support admission.
Data-readiness audit · 92/100
Exact identity19/20
Forest Edge, Larkhill Lane, Formby, Merseyside; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 23 Sep 2026.
Price and area18/20
£363/sq ft from current guide and 8,256 sq ft live original publisher area; a signed component schedule must separate the stated 581 sq ft double garage and any ancillary or restricted-height space.
Buyer intelligence17/20
Costs, title, planning, energy, environmental and comparable questions are structured.
Rights and media20/20
Exact-property YouTube player with fallback.
- An 8,256 sq ft custom-built contemporary smart home with six bedroom suites, cinema, gym and west-facing gardens against Formby's pinewoods.
- 8,256 sq ft at £3.0m 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, legal name-to-title bridge, registered boundaries, covenants, access and pinewood-edge responsibilities
- Named architect, contractor, completion date and complete planning, Building Control, warranty and professional-team archive
- Signed component measurement separating the main house, 581 sq ft garage, plant and limited-use areas
- Direct EPC, measured operating costs, system service histories, insurance terms and property-level environmental evidence
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
Forest Edge clears the Pavello standard through its coherent large-scale contemporary design, six-suite programme, integrated cinema, gym and games spaces, advanced building systems and protected pinewood-edge setting. The working £363 per sq ft density uses the live 8,256 sq ft figure; the decisive diligence gate is the official title and completion archive joined to a signed component measurement and costed smart-home and building-services survey.
Identity confidence97%
Forest Edge, Larkhill Lane, Formby, Merseyside
The stable Forest Edge name, Larkhill Lane address, L37 1LX postcode, £3m guide, six-bedroom/six-bathroom programme, 8,256 sq ft area, pinewood setting and exact-property film align on the live original instruction and the selling agent's clean YouTube publication.
UPRNStill protected
01
Premium test
Is the asking premium supported?
Guide midpoint£3,000,000£3,911 / m²
versusLocal evidence benchmarkWithheld0 size-known local references
Subject vs unadjusted evidence—
ReferenceDateAreaPrice / ask£/m²
8 Larkhill Lane, Formbysame road and postcodeSept 2002—£625,000—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£751,250–£1,278,750SDLT + 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.£17,000–£45,000modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£10,200–£27,000modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£34,000–£63,000modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£23,800–£45,000modelled
03
Claim audit
Marketing claim → buyer consequence.
Evidence readiness92/100
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 instruction verifies For Sale status, £3m guide, detached freehold form, six bedrooms, six bathrooms, six receptions, 8,256 sq ft, Band H, EPC B, specification, pinewood setting and two exact-property film hand-offs
Live original instruction verifies For Sale status, £3m guide, detached freehold form, six bedrooms, six bathrooms, six receptions, 8,256 sq ft, Band H, EPC B, specification, pinewood setting and two exact-property film hand-offs.
Source ↗connectedWorking 1 minute 3 second exact-property film titled For Sale £3 Million Ultra-Luxury Property | Formby, L37 Merseyside | Cinematic UK Home Tour, published by Karl Ormerod, Luxury Estate Agent, eXp Luxury
Working 1 minute 3 second exact-property film titled For Sale £3 Million Ultra-Luxury Property | Formby, L37 Merseyside | Cinematic UK Home Tour, published by Karl Ormerod, Luxury Estate Agent, eXp Luxury. The original listing links to this clean standard player, which carries no AI-content disclosure.
Source ↗partialThe original instruction's newer Forest Edge film corroborates the named identity and current marketing, but YouTube labels it as AI-made content
The original instruction's newer Forest Edge film corroborates the named identity and current marketing, but YouTube labels it as AI-made content. It is recorded for transparency and excluded from approved publication media.
Source ↗connectedHM Land Registry-derived postcode table supplies an explicitly unmatched historic same-road transaction anchor; no sale is assigned to Forest Edge
HM Land Registry-derived postcode table supplies an explicitly unmatched historic same-road transaction anchor; no sale is assigned to Forest Edge.
Source ↗not matchedOfficial planning route; the exact-property permissions, Building Control, completion, professional-team and warranty archive remain to retrieve
Official planning route; the exact-property permissions, Building Control, completion, professional-team and warranty archive remain to retrieve.
Source ↗connectedCurrent England single-property SDLT bands produce £273,750 at £3m
Current England single-property SDLT bands produce £273,750 at £3m. Buyer circumstances, higher rates, non-resident treatment and reliefs require professional tax advice.
Source ↗not matchedProperty-level river, surface-water, groundwater, reservoir and climate evidence remains required alongside drainage, ground, radon, tree, woodland-fire and insurer enquiries
Property-level river, surface-water, groundwater, reservoir and climate evidence remains required alongside drainage, ground, radon, tree, woodland-fire and insurer enquiries.
Source ↗Published / verified
- eXp Luxury currently offers Forest Edge at £3m as a detached freehold house with six bedrooms, six bathrooms, six reception rooms, 8,256 sq ft, Council Tax Band H and EPC B.
- The live original instruction describes a bespoke custom build arranged over three levels with full smart-home integration, underfloor heating, a cinema, gym, games room, study and first-floor laundry.
- All six bedrooms are described with en-suite facilities and dressing areas; the principal suite includes two dressing rooms and a private terrace.
- The publisher attributes a 581 sq ft double garage, landscaped west-facing terraces, irrigation, CCTV, fire sprinklers and a rear boundary adjoining National Trust pinewoods.
- The original instruction links directly to a working 1:03 exact-property film published by the named selling agent under the £3m Formby identity; that clean film has no AI-content disclosure and is distinct from the newer AI-labelled film.
Investigate next
- Obtain the official register, title plan and UPRN; confirm the Forest Edge name-to-title bridge, registered extent, Larkhill Lane access, covenants, woodland interface, boundaries, rights, drainage and any private-road obligations.
- Retrieve the complete planning, Building Control, completion, structural, fire, electrical, glazing, roof, drainage, landscaping and new-build warranty archive, identifying the architect, contractor and completion date.
- Commission a signed RICS component measurement reconciling the 8,256 sq ft claim and separating principal accommodation, the 581 sq ft garage, plant, terraces and any restricted-height or ancillary areas.
- Obtain three years of energy, water, insurance and maintenance records plus service histories, licences and warranties for smart controls, underfloor heating, ventilation, sprinklers, security, irrigation and cinema/gym systems.
- Order property-level flood, drainage, ground, radon, subsidence, tree, woodland-fire and climate evidence, with an arboricultural review of the pinewood boundary.
Still unknown
- Official title number, UPRN, legal name-to-title bridge, registered boundaries, covenants, access and pinewood-edge responsibilities
- Named architect, contractor, completion date and complete planning, Building Control, warranty and professional-team archive
- Signed component measurement separating the main house, 581 sq ft garage, plant and limited-use areas
- Direct EPC, measured operating costs, system service histories, insurance terms and property-level environmental evidence
Primary publisher · visual-rights recordeXp LuxuryOpen 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. The live original eXp Luxury instruction links directly to the working 1 minute 3 second exact-property YouTube film titled For Sale £3 Million Ultra-Luxury Property | Formby, L37 Merseyside | Cinematic UK Home Tour. It is published by the named selling agent in YouTube's standard publisher-controlled player and carries no AI-content disclosure. The separately linked newer film is excluded because YouTube labels it as AI-made content. Aveno copies, downloads, screenshots, rehosts and hotlinks none of the property media. 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.