Architecture20/20
Carpenter Oak; named project architect, engineer and completion team to verify
Aveno permanent dossier · published 27 Sep 2026
Hookwood House
Shere Road, West Horsley, Surrey
Film by Curchods Estate Agents
Independent reading
A Carpenter Oak house across 1.66 Surrey Hills acres: 5,755 sq ft including a two-bedroom cottage, with vaulted green-oak volumes, panoramic glazing and Anthony Paul gardens.
Hookwood House clears the Pavello bar through its unusually coherent oak-and-glass architecture, sophisticated modern programme, private landscaped setting and flexible cottage. The £520 per sq ft blended density is internally consistent with the £2.995m guide and stated total area, but it includes garage, outbuilding and cottage space; title, component measurement, planning, completion and operating evidence remain decisive.
Remarkability98/100
Data readiness93/100
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 behind app-controlled gates on approximately 1.66 landscaped acres in the Surrey Hills countryside; title boundaries, overlooking, rights and tree constraints remain to verify.
Visual quality20/20
Working exact-property publisher film.
Market distinction19/20
Price, rarity and accommodation support admission.
Data-readiness audit · 93/100
Exact identity20/20
Hookwood House, Shere Road, West Horsley, Leatherhead, Surrey; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 27 Sep 2026.
Price and area18/20
£520/sq ft from current guide and 5,755 sq ft total gross internal area attributed by the current Curchods brochure and explicitly including the garage, outbuilding and cottage; a signed RICS component schedule must separate the principal house and every ancillary element.
Buyer intelligence17/20
Costs, title, planning, energy, environmental and comparable questions are structured.
Rights and media20/20
Exact-property YouTube player with fallback.
- A Carpenter Oak house across 1.66 Surrey Hills acres: 5,755 sq ft including a two-bedroom cottage, with vaulted green-oak volumes, panoramic glazing and Anthony Paul gardens.
- 5,755 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, registered extent, covenants, access and cottage planning/occupation status
- Signed component measurement separating the principal house from cottage, garage, workshop, plant and other ancillary space
- Named project architect and engineer, dated build/refurbishment chronology, completion certificates, warranties and professional-team archive
- Measured running costs, system service records, drainage condition, insurance terms and property-level environmental evidence
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
Hookwood House clears the Pavello bar through its unusually coherent oak-and-glass architecture, sophisticated modern programme, private landscaped setting and flexible cottage. The £520 per sq ft blended density is internally consistent with the £2.995m guide and stated total area, but it includes garage, outbuilding and cottage space; title, component measurement, planning, completion and operating evidence remain decisive.
Identity confidence99%
Hookwood House, Shere Road, West Horsley, Leatherhead, Surrey
The Hookwood House name, Shere Road address, KT24 6ET postcode, £2.995m guide, six-bedroom/four-bathroom programme, 5,755 sq ft inclusive area, 1.66-acre plot and exact-property Curchods video reference align across the live instruction, brochure, architect project page and same-address transaction record.
UPRNStill protected
01
Premium test
Is the asking premium supported?
Guide midpoint£2,995,000£5,601 / m²
versusLocal evidence benchmarkWithheld0 size-known local references
Subject vs unadjusted evidence—
ReferenceDateAreaPrice / ask£/m²
The Gardeners Barn, Shere Roadsame postcodeOct 2024—£1,300,000—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£565,650–£933,150SDLT + 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.£9,400–£27,500modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£5,640–£16,500modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£18,800–£38,500modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£13,160–£27,500modelled
03
Claim audit
Marketing claim → buyer consequence.
Evidence readiness93/100
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.
2 Mar 2021£2,300,000Recorded sale · Freehold attributed
30% nominal uplift4.9% annualisedCurrent guide midpoint£2,995,000Asking 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 verifies For Sale status, £2
Live original instruction verifies For Sale status, £2.995m guide, exact Hookwood House identity, detached freehold form, six bedrooms, four bathrooms, seven receptions, 1.66 acres, Band H, EPC C70, architecture, services, gardens and property-video hand-off.
Source ↗connectedCurrent original-agent brochure verifies the exact address and 5,755 sq ft total gross internal area, expressly including garage, outbuilding and cottage, plus the accommodation and services schedule
Current original-agent brochure verifies the exact address and 5,755 sq ft total gross internal area, expressly including garage, outbuilding and cottage, plus the accommodation and services schedule.
Source ↗connectedExact-property YouTube player exposed by Curchods' live Property Video Tour under reference CEH260033; permitted publisher-controlled player only
Exact-property YouTube player exposed by Curchods' live Property Video Tour under reference CEH260033; permitted publisher-controlled player only.
Source ↗connectedCarpenter Oak's exact-name project page independently confirms the contemporary oak-framed design, expansive glazing and open-plan interior identity
Carpenter Oak's exact-name project page independently confirms the contemporary oak-framed design, expansive glazing and open-plan interior identity.
Source ↗connectedExact-name and postcode transaction record supplies the £2
Exact-name and postcode transaction record supplies the £2.3m March 2021 same-address sale; condition, area and later works remain unresolved.
Source ↗partialImmediate-postcode transaction context, including The Gardeners Barn at £1
Immediate-postcode transaction context, including The Gardeners Barn at £1.3m in October 2024; not a like-for-like architectural or component-area comparable.
Source ↗not matchedOfficial planning and Building Control route; the complete house, cottage, garage, services and landscape file remains to retrieve
Official planning and Building Control route; the complete house, cottage, garage, services and landscape file remains to retrieve.
Source ↗connectedCurrent England single-property SDLT bands produce £273,150 at £2
Current England single-property SDLT bands produce £273,150 at £2.995m. 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 private-drainage, ground, radon, tree and insurer enquiries
Property-level river, surface-water, groundwater, reservoir and climate evidence remains required alongside private-drainage, ground, radon, tree and insurer enquiries.
Source ↗Published / verified
- Curchods currently offers the named freehold at £2.995m with six bedrooms, four bathrooms, seven reception rooms, 1.66 acres, Council Tax Band H and EPC C70.
- The current brochure states 5,755 sq ft total gross internal area including the garage, outbuilding and separate two-bedroom cottage, rather than principal-house area alone.
- Carpenter Oak independently identifies Hookwood House as its exact Surrey project and describes a contemporary oak-framed home with expansive glazing and open-plan interiors.
- The live original instruction exposes Curchods' exact-property YouTube tour f_SdsCN7NuY, and its current player is joined to the same property reference CEH260033.
- The instruction attributes a south-facing landscaped garden by Anthony Paul, water garden, detached double garage, workshop, greenhouse, app-controlled gates, Lutron lighting, air-source heat pumps and private drainage.
Investigate next
- Obtain the official register, title plan and UPRN; confirm the 1.66-acre extent, Shere Road access, boundaries, covenants, drainage, services, cottage occupation and every easement.
- Retrieve the complete planning, Building Control, structural, fire, electrical, glazing, drainage, heat-pump and completion archive, identifying the architect, engineer, contractor and all warranties for the house, cottage, garage and landscape works.
- Commission a signed RICS component measurement separating principal house, cottage, garage, workshop, plant and any non-habitable space from the 5,755 sq ft marketing total.
- Obtain three years of energy, water, septic-tank, insurance, garden and maintenance records plus service histories and warranties for lighting, gates, greenhouse and mechanical systems.
- Test the March 2021 £2.3m same-address transaction against the present condition and complete works chronology before attributing any £695,000 uplift.
Still unknown
- Official title number, UPRN, registered extent, covenants, access and cottage planning/occupation status
- Signed component measurement separating the principal house from cottage, garage, workshop, plant and other ancillary space
- Named project architect and engineer, dated build/refurbishment chronology, completion certificates, warranties and professional-team archive
- Measured running costs, system service records, drainage condition, insurance terms and property-level environmental evidence
Primary publisher · visual-rights recordCurchods PrimeOpen 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. Curchods Estate Agents exposes the working exact-property YouTube player f_SdsCN7NuY from the live Hookwood House instruction. The listing's Property Video Tour, property name, address and specification establish the same identity. The standard publisher-controlled YouTube player permits remote embedding. 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.