Architecture20/20
Brinkworth · gardens by Arne Maynard
Aveno permanent dossier · published 21 Aug 2026
Pine Grove
Totteridge Village, London, Greater London
Independent reading
A 4,068 sq ft Brinkworth-remodelled Totteridge house where a 14-metre steel-framed living space opens to Arne Maynard's private gardens.
Pine Grove clears the Pavello benchmark through the quality and completeness of its modernisation rather than new-build spectacle. At £860/sq ft, the offer case depends on proving the legal house number, measured extent, planning and completion archive, fabric performance and the value of the Brinkworth and Arne Maynard work—not on generic Totteridge averages.
Remarkability97/100
Data readiness85/100
Ownership intensityHigh
Why this belongs in Aveno
Remarkable is
an evidence test.
Flagship intelligence97remarkability / 100
Admitted to Aveno on architecture, live market evidence, defensible identity and structured buyer intelligence; no film is presented until an exact-property source is verified.
Luxury and finish20/20
Premium specification and lifestyle scale.
Privacy and setting19/20
Detached and materially private; legal boundaries remain to verify.
Visual quality12/20
No film displayed pending an exact-property verification.
Market distinction18/20
Price, rarity and accommodation support admission.
Data-readiness audit · 85/100
Exact identity18/20
Pine Grove, Totteridge, London; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 21 Aug 2026.
Price and area18/20
£860/sq ft from current guide and publisher area.
Buyer intelligence17/20
Costs, title, planning, energy, environmental and comparable questions are structured.
Rights and media20/20
No unverified third-party visual is displayed; Aveno evidence graphics and the live source remain available.
- A 4,068 sq ft Brinkworth-remodelled Totteridge house where a 14-metre steel-framed living space opens to Arne Maynard's private gardens.
- 4,068 sq ft at £3.5m clears Aveno's luxury threshold.
- The dossier prioritises verified evidence over an unconfirmed visual.
- Live listing and current guide
- Price-density and component cost model
- Transaction and comparable caveats kept explicit
- Legal house number, full postcode, official title/UPRN and exact registered extent
- Planning, Building Control completion, structural design and transferable warranties for the comprehensive remodelling
- Actual energy, landscape, glazing and high-specification maintenance history plus property-level environmental searches
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
Pine Grove clears the Pavello benchmark through the quality and completeness of its modernisation rather than new-build spectacle. At £860/sq ft, the offer case depends on proving the legal house number, measured extent, planning and completion archive, fabric performance and the value of the Brinkworth and Arne Maynard work—not on generic Totteridge averages.
Identity confidence88%
Pine Grove, Totteridge, London
The named property/address, postcode, price, area and accommodation align across the captured market sources; official title and UPRN remain unconnected.
UPRNStill protected
01
Premium test
Is the asking premium supported?
Guide midpoint£3,500,000£9,262 / m²
versusLocal evidence benchmarkWithheld0 size-known local references
Subject vs unadjusted evidence—
ReferenceDateAreaPrice / ask£/m²
44 Pine Grovesame streetAug 2022—£5,500,000—46 Pine Grovesame streetJul 2022—£2,610,000—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£635,250–£1,035,750SDLT + 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.£11,000–£32,500modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£6,600–£19,500modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£22,000–£45,500modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£15,400–£32,500modelled
03
Claim audit
Marketing claim → buyer consequence.
Evidence readiness85/100
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 primary £3
Live primary £3.5m freehold instruction, viewing hand-off, approximate 4,000 sq ft, four bedrooms, Brinkworth authorship, Arne Maynard gardens and detailed material specification.
Source ↗connectedCurrent cross-market listing confirms detached type, £3
Current cross-market listing confirms detached type, £3.5m guide, 4,068 sq ft, four bedrooms, five bathrooms, freehold tenure and the exact Brinkworth/Arne Maynard description.
Source ↗partialIndependent exact-property design feature repeats the Brinkworth, four-bedroom, 4,000 sq ft and Arne Maynard garden identity
Independent exact-property design feature repeats the Brinkworth, four-bedroom, 4,000 sq ft and Arne Maynard garden identity.
Source ↗connectedPine Grove completed-sale register; the subject cannot be joined without its legal number
Pine Grove completed-sale register; the subject cannot be joined without its legal number.
Source ↗not matchedPlanning and Building Control route; exact remodelling and completion files require the legal address
Planning and Building Control route; exact remodelling and completion files require the legal address.
Source ↗not matchedProperty-level river, surface-water, groundwater and climate-risk evidence remains to retrieve after exact-address disclosure
Property-level river, surface-water, groundwater and climate-risk evidence remains to retrieve after exact-address disclosure.
Source ↗Published / verified
- The live primary listing shows £3.5m, freehold tenure, four bedrooms and approximately 4,000 sq ft, with viewing requests open.
- Rightmove independently confirms the same £3.5m detached instruction, four bedrooms, five bathrooms, 4,068 sq ft and freehold tenure.
- Brinkworth's intervention retains the Arts and Crafts frontage while creating a 14-metre open-plan steel-framed living volume, Douglas fir and birch-ply joinery, Gaggenau appliances and extensive Fineline glazing.
- The front and rear gardens are attributed to Arne Maynard, with pleached trees, productive planting, Corten terraces and a private west-facing setting.
Investigate next
- Obtain the legal house number, official title, UPRN, title plan, transfer documents and any estate-road or access obligations.
- Retrieve the complete Brinkworth planning, Building Control, structural-steel, glazing, fire, completion and alteration-consent file, plus product warranties and professional appointments.
- Commission RICS measurement and specialist surveys of the retained Arts and Crafts fabric, roof, steel frame, Fineline glazing, underfloor heating, joinery, drainage and landscape; obtain three years of energy and maintenance records.
Still unknown
- Legal house number, full postcode, official title/UPRN and exact registered extent
- Planning, Building Control completion, structural design and transferable warranties for the comprehensive remodelling
- Actual energy, landscape, glazing and high-specification maintenance history plus property-level environmental searches
Primary publisher · visual-rights recordThe Modern HouseOpen original source ↗Open rights-basis evidence ↗
No third-party property film or photography is displayed. Use the prominent live market source for real-property media; Aveno shows only its original evidence graphics. No exact-property film is displayed. The dossier uses only Aveno's original evidence presentation and links to the live market source; no estate-agent media is copied, downloaded, screenshot, rehosted or hotlinked. Aveno original evidence panel; no third-party property media is reproduced or embedded. 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.