Architecture20/20
Comprehensively renovated and enlarged in 2023; architect, structural engineer and contractor remain to verify
Aveno permanent dossier · published 16 Sep 2026
Pine Coombe Residence
Shirley Hills, Croydon, Greater London
Independent reading
A fully renovated 6,875 sq ft private-estate house with eight bedrooms, cinema, gym, games room, heated pool, Jacuzzi and floodlit tennis court beside Addington Palace Golf Course.
Pine Coombe Residence clears Aveno's outstanding-modernisation gate through its complete 2023 reworking, exceptional leisure programme, detached gated setting and substantial family scale. At the £3m lower guide, the live 6,875 sq ft headline implies about £436/sq ft. A competing live same-road eight-bedroom instruction records 4,790 sq ft and closely overlapping amenities, creating an identity-and-measurement risk that must be resolved by the numbered title, signed floorplan and RICS component schedule before either density informs an offer.
Remarkability98/100
Data readiness95/100
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 and gated on a private road with mature screening and golf-course adjacency; the official plot extent, registered access, road obligations and boundary exposure remain to verify.
Visual quality20/20
Working exact-property publisher film.
Market distinction19/20
Price, rarity and accommodation support admission.
Data-readiness audit · 95/100
Exact identity19/20
Pine Coombe, Shirley, Croydon; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 16 Sep 2026.
Price and area18/20
£436/sq ft from current guide and the current & Co instruction's 6,875 sq ft / 639 sq m headline; a competing live same-road agency instruction records 4,790 sq ft, so neither boundary is treated as signed.
Buyer intelligence17/20
Costs, title, planning, energy, environmental and comparable questions are structured.
Rights and media20/20
Exact-property Instagram player with fallback.
- A fully renovated 6,875 sq ft private-estate house with eight bedrooms, cinema, gym, games room, heated pool, Jacuzzi and floodlit tennis court beside Addington Palace Golf Course.
- 6,875 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
- Numbered address, official title, UPRN, registered plot and the complete private-road, boundary, access, covenant, service, drainage, tree and golf-course interface position
- Signed component measurement reconciling the 6,875 sq ft current instruction with the competing 4,790 sq ft same-road eight-bedroom record
- Complete 2023 renovation/enlargement planning, Building Control, completion, structural, warranty, professional and invoice archive
- Current EPC certificate and Council Tax band, measured operating costs, plant 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
Pine Coombe Residence clears Aveno's outstanding-modernisation gate through its complete 2023 reworking, exceptional leisure programme, detached gated setting and substantial family scale. At the £3m lower guide, the live 6,875 sq ft headline implies about £436/sq ft. A competing live same-road eight-bedroom instruction records 4,790 sq ft and closely overlapping amenities, creating an identity-and-measurement risk that must be resolved by the numbered title, signed floorplan and RICS component schedule before either density informs an offer.
Identity confidence97%
Pine Coombe, Shirley, Croydon
The live & Co instruction and its Rightmove and Zoopla distribution align on Pine Coombe, Shirley, eight bedrooms, seven bathrooms, six receptions, 6,875 sq ft, detached freehold form, EPC C, a heated pool and Jacuzzi, cinema, gym, games room, garage and floodlit tennis court. Callum Wand's working publisher-controlled reel repeats the street, accommodation and exact amenity programme at a £3.5m asking position and links the same agent identity. The numbered address is withheld publicly, so the marketed home is strongly identified without claiming an official title or UPRN bridge.
UPRNStill protected
01
Premium test
Is the asking premium supported?
Guide midpoint£3,250,000£5,088 / m²
versusLocal evidence benchmark£6,685 / m²2 size-known local references
Subject vs unadjusted evidence-23.9%
ReferenceDateAreaPrice / ask£/m²
Brackendale, 10 Pine Coombesame private roadSept 2020326 m²£2,000,000£6,135Conifers, 4 Pine Coombesame private roadSept 2021235 m²£1,700,000£7,234Tresco Vean, 13 Pine Coombesame private roadOct 2022—£1,525,000—Resulting reference£4,909,803Not 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£613,750–£1,013,750SDLT + 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.£10,300–£29,750modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£6,180–£17,850modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£20,600–£41,650modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£14,420–£29,750modelled
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 & Co instruction with active enquiry route confirms offers over £3m, Pine Coombe/Shirley identity, detached freehold form, eight bedrooms, seven bathrooms, six receptions, 6,875 sq ft, EPC C, chain-free status and the full leisure programme
Live & Co instruction with active enquiry route confirms offers over £3m, Pine Coombe/Shirley identity, detached freehold form, eight bedrooms, seven bathrooms, six receptions, 6,875 sq ft, EPC C, chain-free status and the full leisure programme.
Source ↗connectedCurrent independent distribution confirms the same & Co instruction, £3m lower guide, eight bedrooms, seven bathrooms, six receptions, 6,875 sq ft, detached freehold form, EPC C and reduction on 24 August 2026
Current independent distribution confirms the same & Co instruction, £3m lower guide, eight bedrooms, seven bathrooms, six receptions, 6,875 sq ft, detached freehold form, EPC C and reduction on 24 August 2026.
Source ↗connectedWorking exact-property reel published by Callum Wand Estates with & Co identifies Pine Coombe, eight bedrooms, seven bathrooms, cinema, heated pool and Jacuzzi, games room, six receptions, gym, garage and tennis court at £3
Working exact-property reel published by Callum Wand Estates with & Co identifies Pine Coombe, eight bedrooms, seven bathrooms, cinema, heated pool and Jacuzzi, games room, six receptions, gym, garage and tennis court at £3.5m. Only Instagram's publisher-controlled player is embedded.
Source ↗connectedThe official & Co site identifies Callum Wand as its Croydon agent and routes its sale inventory to the same live Rightmove branch; it supports publisher identity, not the property facts independently
The official & Co site identifies Callum Wand as its Croydon agent and routes its sale inventory to the same live Rightmove branch; it supports publisher identity, not the property facts independently.
Source ↗not matchedA separate live same-road eight-bedroom/seven-bathroom instruction with closely overlapping leisure amenities records 4,790 sq ft
A separate live same-road eight-bedroom/seven-bathroom instruction with closely overlapping leisure amenities records 4,790 sq ft. It is not assumed to be the subject; its existence makes the numbered-title and measurement bridge decision-critical.
Source ↗connectedHM Land Registry-derived street table, updated 25 August 2026, supplies explicitly unmatched Pine Coombe detached/freehold transaction anchors
HM Land Registry-derived street table, updated 25 August 2026, supplies explicitly unmatched Pine Coombe detached/freehold transaction anchors. The subject's numbered address is undisclosed, so no exact-property sale is claimed.
Source ↗connectedCurrent England single-property SDLT bands produce £303,750 at the £3
Current England single-property SDLT bands produce £303,750 at the £3.25m guide midpoint. Buyer circumstances, higher rates, non-resident treatment, reliefs and any seller incentive require professional advice.
Source ↗not matchedOfficial Croydon planning-register route; the numbered-address 2023 planning, conditions, Building Control, completion, structure and warranty archive cannot be joined until the title identity is disclosed
Official Croydon planning-register route; the numbered-address 2023 planning, conditions, Building Control, completion, structure and warranty archive cannot be joined until the title identity is disclosed.
Source ↗not matchedProperty-level river, surface-water, groundwater, reservoir and climate evidence remains required alongside ground, radon, subsidence, tree, drainage and specialist-insurance enquiries
Property-level river, surface-water, groundwater, reservoir and climate evidence remains required alongside ground, radon, subsidence, tree, drainage and specialist-insurance enquiries.
Source ↗Published / verified
- The current & Co instruction is live with an active enquiry route at offers over £3m and records a detached, chain-free, freehold home with eight bedrooms, seven bathrooms, six receptions and 6,875 sq ft.
- The marketed programme includes a cinema, games room, gym, heated outdoor swimming pool and Jacuzzi, floodlit tennis court, garage, multi-car gated drive and principal suite with balcony, dressing room and en-suite.
- The listing attributes a complete renovation after the owners bought in 2023; the current kitchen opens directly to the pool terrace and the upper rooms look towards Addington Palace Golf Course.
- Callum Wand's live exact-property reel repeats Pine Coombe, eight bedrooms, seven bathrooms and the same leisure programme. Aveno embeds only Instagram's remote publisher player and reproduces no still or agent photograph.
- The £436/sq ft lower-guide density is arithmetic only: £3m divided by 6,875 sq ft. A separate live same-road eight-bedroom instruction records 4,790 sq ft and similar amenities, so a numbered-address and component-area reconciliation is mandatory.
- At the midpoint £3.25m consideration, current England main-residence SDLT is £303,750 before buyer-specific treatment. Higher rates, non-resident treatment, reliefs and any seller 'stamp duty paid' incentive require independent tax and contract advice.
Investigate next
- Obtain the numbered address, official title register and plan, UPRN and measured plot, then reconcile boundaries, private-road access and maintenance, covenants, golf-course interface, parking, drainage, services, trees and every shared obligation.
- Retrieve the complete pre- and post-2023 planning, Building Control and works archive: approved drawings, conditions, completion certificates, structural design, warranties, professional appointments and invoices for the enlargement, bedrooms, bathrooms and leisure installations.
- Commission a signed RICS component measurement separating habitable rooms, circulation, garage, gym, games/cinema rooms and any pool or ancillary structure; reconcile the 6,875 sq ft current headline with the competing 4,790 sq ft same-road record before using price density.
- Commission structure, roof, façade, glazing, waterproofing, pool/Jacuzzi, tennis-court, drainage, electrical, heating, ventilation and security surveys, with water-quality, service, warranty and replacement-cost schedules for every high-load system.
- Obtain three years of energy, water, pool, grounds, road, security, insurance and maintenance records, together with the current EPC certificate, Council Tax assessment and property-level flood, ground, radon, subsidence, tree, drainage and insurance reports.
Still unknown
- Numbered address, official title, UPRN, registered plot and the complete private-road, boundary, access, covenant, service, drainage, tree and golf-course interface position
- Signed component measurement reconciling the 6,875 sq ft current instruction with the competing 4,790 sq ft same-road eight-bedroom record
- Complete 2023 renovation/enlargement planning, Building Control, completion, structural, warranty, professional and invoice archive
- Current EPC certificate and Council Tax band, measured operating costs, plant condition and property-level environmental and specialist-insurance evidence
Primary publisher · visual-rights record& Co via RightmoveOpen 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. Callum Wand, the named & Co agent for the current instruction, publishes a working exact-property reel that repeats Pine Coombe, eight bedrooms, seven bathrooms, the cinema, heated pool and Jacuzzi, games room, gym, six receptions, garage, floodlit tennis court and £3.5m asking position. Aveno uses only Instagram's publisher-controlled remote player and copies, downloads, screenshots, rehosts and hotlinks none of the film or listing 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.