Architecture20/20
BPN Architects — landscape-integrated Paragraph 84 design developed from the site's archaeology; full appointment and completion archive remains buyer-side
Aveno permanent dossier · published 14 Sep 2026
Hidden House
Bordon Hill, Stratford-upon-Avon, Warwickshire
Independent reading
An EPC A, 5,513 sq ft Paragraph 84 house whose planted roofs, glazed courtyards, cedar shingles and gabion walls fold 1.15 woodland acres into the architecture.
Hidden House clears Aveno's exceptional-modern gate by a wide margin: rare rural-design consent, a 512 sq m plan rooted in site archaeology, low-carbon non-standard construction and an unusually complete services disclosure. The decision risk is not whether it is architecturally distinctive; it is whether the executed house, pending amendment, approvals, warranty, EPC, measurements and specialist-insurance assumptions reconcile to the marketed £3.5m asset.
Remarkability100/100
Data readiness96/100
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
Low-profile detached house set behind a private approach within about 1.15 acres of woodland, orchard, meadow and pond; title extent, access rights, woodland obligations and the relationship to Beaconwood remain to verify.
Visual quality20/20
Working exact-property publisher film.
Market distinction20/20
Price, rarity and accommodation support admission.
Data-readiness audit · 96/100
Exact identity20/20
Hidden House, Bordon Hill, Stratford-upon-Avon, Warwickshire; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 14 Sep 2026.
Price and area18/20
£635/sq ft from current guide and the live original listing and current portal distribution's stated 5,513 sq ft / 512.16 sq m; a signed RICS component measurement must reconcile principal accommodation, two garages, plant, storage and any non-habitable area against the consented 540 sq m / 5,543 sq ft scheme.
Buyer intelligence17/20
Costs, title, planning, energy, environmental and comparable questions are structured.
Rights and media20/20
Exact-property YouTube player with fallback.
- An EPC A, 5,513 sq ft Paragraph 84 house whose planted roofs, glazed courtyards, cedar shingles and gabion walls fold 1.15 woodland acres into the architecture.
- 5,513 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, title plan, UPRN, exact 1.15-acre extent, access and service rights, covenants and woodland, pond or ecology obligations
- Complete 21/03763/FUL condition, approved-plan, Building Control and completion archive, exact scope and outcome of pending 26/01881/AMD, and as-built reconciliation
- Signed component measurement confirming 5,513 sq ft and treatment of garages, plant, stores and voids relative to the consented 540 sq m scheme
- ABC+ warranty wording and transferability, insurer/lender acceptance, official EPC, commissioned-system records, measured running costs and property-level environmental evidence
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
Hidden House clears Aveno's exceptional-modern gate by a wide margin: rare rural-design consent, a 512 sq m plan rooted in site archaeology, low-carbon non-standard construction and an unusually complete services disclosure. The decision risk is not whether it is architecturally distinctive; it is whether the executed house, pending amendment, approvals, warranty, EPC, measurements and specialist-insurance assumptions reconcile to the marketed £3.5m asset.
Identity confidence100%
Hidden House, Bordon Hill, Stratford-upon-Avon, Warwickshire
Fine & Country's live original instruction fixes Hidden House at Bordon Hill, Stratford-upon-Avon, CV37 9RX and supplies the £3.5m guide, five bedrooms, five bathrooms, 5,513 sq ft, 1.15 acres, BPN Architects attribution and EPC A claim. Current Rightmove and OnTheMarket distribution independently align the detached freehold identity, price, accommodation and area. Fine & Country's exact-property film names and tours Hidden House. Stratford-on-Avon's official record connects the site behind Beaconwood on Bordon Hill to permission 21/03763/FUL for the single-storey dwelling.
UPRNStill protected
01
Premium test
Is the asking premium supported?
Guide midpoint£3,500,000£6,833 / m²
versusLocal evidence benchmarkWithheld0 size-known local references
Subject vs unadjusted evidence—
ReferenceDateAreaPrice / ask£/m²
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£661,250–£1,128,750SDLT + 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.£11,000–£33,750modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£6,600–£20,250modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£22,000–£47,250modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£15,400–£33,750modelled
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.
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 confirms For Sale status, exact Hidden House identity, detached/freehold form, five bedrooms, five bathrooms, 5,513 sq ft, 1.15 acres, BPN Architects attribution, EPC A claim, construction, services, warranty and an active enquiry route.
Source ↗connectedCurrent Fine & Country distribution, added 10 September 2026, corroborates the £3
Current Fine & Country distribution, added 10 September 2026, corroborates the £3.5m guide, detached freehold status, five bedrooms, five bathrooms, 5,513 sq ft, two garages and EPC A claim.
Source ↗connectedWorking exact-property Hidden House film published by Fine & Country on 11 September 2026; permitted remote YouTube player only, with no copied stills, screenshots, downloads, rehosting or photography hotlinks
Working exact-property Hidden House film published by Fine & Country on 11 September 2026; permitted remote YouTube player only, with no copied stills, screenshots, downloads, rehosting or photography hotlinks.
Source ↗connectedCurrent portal distribution independently corroborates the £3
Current portal distribution independently corroborates the £3.5m guide, detached freehold status, five bedrooms, five bathrooms, approximately 5,512 sq ft and EPC A claim.
Source ↗connectedOfficial Stratford-on-Avon decision record confirms approval of the committee recommendation for 21/03763/FUL on land to the rear of Beaconwood, Bordon Hill; every condition, discharge, approved drawing and Building Control record remains to reconcile to the finished house
Official Stratford-on-Avon decision record confirms approval of the committee recommendation for 21/03763/FUL on land to the rear of Beaconwood, Bordon Hill; every condition, discharge, approved drawing and Building Control record remains to reconcile to the finished house.
Source ↗not matchedCurrent planning index records exact-property non-material amendment 26/01881/AMD at Hidden House as awaiting decision and links it to 21/03763/FUL; the official submission, proposed changes and determination require retrieval
Current planning index records exact-property non-material amendment 26/01881/AMD at Hidden House as awaiting decision and links it to 21/03763/FUL; the official submission, proposed changes and determination require retrieval.
Source ↗connectedPostcode reference supplies the CV37 9RX centroid used for area-level mapping; no exact building coordinate is claimed
Postcode reference supplies the CV37 9RX centroid used for area-level mapping; no exact building coordinate is claimed.
Source ↗connectedCurrent England single-property SDLT bands produce £333,750 at the £3
Current England single-property SDLT bands produce £333,750 at the £3.5m guide. Buyer circumstances, higher rates, non-resident treatment and reliefs require professional tax advice.
Source ↗not matchedOfficial EPC search route; the certificate, assessed boundary, floor area and recommendations remain to retrieve and reconcile to the attributed A rating
Official EPC search route; the certificate, assessed boundary, floor area and recommendations remain to retrieve and reconcile to the attributed A rating.
Source ↗not matchedProperty-level river, surface-water, groundwater, reservoir and climate evidence remains required alongside private-drainage, pond, ground, radon, tree, ecology, wildfire and insurance enquiries
Property-level river, surface-water, groundwater, reservoir and climate evidence remains required alongside private-drainage, pond, ground, radon, tree, ecology, wildfire and insurance enquiries.
Source ↗Published / verified
- Fine & Country's original instruction is live at a £3.5m guide and records a detached freehold house with five bedrooms, five bathrooms, two garages, 5,513 sq ft and about 1.15 acres.
- The current sources attribute the Paragraph 84 design to BPN Architects and describe a low-profile single-storey composition of planted roofs, glazed courtyards, cedar shingles and gabion stone embedded within woodland, orchard, meadow and pond landscaping.
- The disclosed construction and systems include screw-pile foundations, a timber structure with prefabricated straw-insulated wall panels, aluminium double glazing, air-source heat pump, underfloor heating, MVHR, solar panels, a 9 kWh Sigenergy battery, EV charging and Niko smart-home controls.
- Stratford-on-Avon's official record shows permission 21/03763/FUL for a single-storey dwelling on land to the rear of Beaconwood, Bordon Hill, approved subject to conditions in August 2022. Indexed amendment 26/01881/AMD remains awaiting decision and must be reconciled to the marketed as-built house.
- The listing attributes an ABC+ new-home warranty, mains water and electricity and a private sewage-treatment plant; the policy, commissioning records, consents, maintenance obligations and transferability remain buyer-side.
- At £3.5m, current England main-residence SDLT is £333,750 before buyer-specific treatment; higher rates, non-resident treatment and reliefs can change the figure.
Investigate next
- Obtain the official register, title plan and UPRN plus every covenant, easement and access, drainage and boundary document; reconcile the 1.15 acres, pond, private approach and relationship to Beaconwood.
- Build the complete 21/03763/FUL chronology—approved drawings, every condition discharge, ecology and landscape obligations, Building Control and completion—and reconcile pending amendment 26/01881/AMD and every as-built change before exchange.
- Commission a signed RICS component measurement separating principal habitable accommodation, garages, plant, storage and voids; bridge the marketed 5,513 sq ft / 512.16 sq m to the consented approximately 540 sq m / 5,543 sq ft scheme.
- Commission specialist structural, screw-pile, straw-panel moisture, cedar-shingle, planted-roof, waterproofing, glazing, thermal-bridge, fire, drainage and building-services surveys supported by design calculations, commissioning records and warranties.
- Verify the ABC+ warranty's scope and transferability plus lender and insurer acceptance of the non-standard construction; retrieve the official EPC, three years of energy and maintenance evidence when available, sewage consents and property-level flood, ground, radon, tree, ecology and wildfire searches.
Still unknown
- Official title number, title plan, UPRN, exact 1.15-acre extent, access and service rights, covenants and woodland, pond or ecology obligations
- Complete 21/03763/FUL condition, approved-plan, Building Control and completion archive, exact scope and outcome of pending 26/01881/AMD, and as-built reconciliation
- Signed component measurement confirming 5,513 sq ft and treatment of garages, plant, stores and voids relative to the consented 540 sq m scheme
- ABC+ warranty wording and transferability, insurer/lender acceptance, official EPC, commissioned-system records, measured running costs and property-level environmental evidence
Primary publisher · visual-rights recordFine & Country Stratford-upon-AvonOpen 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's live original instruction identifies Hidden House on Bordon Hill, Stratford-upon-Avon, and its working publisher-controlled YouTube film expressly names and tours the same £3.5m property. The 1.15-acre setting, 5,513 sq ft programme, five bedrooms, EPC A claim and landscape-integrated architecture align across the instruction and film. 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.