Architecture20/20
Victorian country house dating from 1892, comprehensively reworked for contemporary family, leisure and multi-generational use; the design and works team remains to verify
Aveno permanent dossier · published 13 Sep 2026
Shire Farm
Flawforth Lane, Ruddington, Nottinghamshire
Independent reading
An approximately 10,000 sq ft Ruddington country house with a full-width contemporary living sequence, lower-ground cinema-and-games suite, two-bedroom annexe and triple garaging in about one acre.
Shire Farm clears Aveno's outstanding-modernisation gate because the 1892 house has been substantially reworked around glazed open-plan living, a vaulted mezzanine, a dedicated leisure floor, self-contained annexe and high-spec entertaining spaces. The £295/sq ft headline is unusually low for the marketed scale, but the approximate 10,000 sq ft figure appears blended across the main house, lower-ground leisure rooms, annexe and integral garage. It cannot be a valuation anchor until a signed component schedule and the full approval, title and assessment pack prove what is habitable, lawful and separately assessed.
Remarkability99/100
Data readiness95/100
Ownership intensityHigh
Why this belongs in Aveno
Remarkable is
an evidence test.
Flagship intelligence99remarkability / 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 house approached through gates and a tree-lined drive within about one acre with open countryside views; title boundaries, rights and the relationship to ancillary addresses remain material.
Visual quality20/20
Working exact-property publisher film.
Market distinction20/20
Price, rarity and accommodation support admission.
Data-readiness audit · 95/100
Exact identity20/20
Shire Farm, Flawforth Lane, Ruddington, Nottingham, Nottinghamshire; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 13 Sep 2026.
Price and area18/20
£295/sq ft from current guide and the current original listing's approximate 10,000 sq ft marketing figure, which appears to combine the main house, lower-ground leisure accommodation, two-bedroom annexe and integral triple garage; a signed RICS component measurement is required.
Buyer intelligence17/20
Costs, title, planning, energy, environmental and comparable questions are structured.
Rights and media20/20
Exact-property YouTube player with fallback.
- An approximately 10,000 sq ft Ruddington country house with a full-width contemporary living sequence, lower-ground cinema-and-games suite, two-bedroom annexe and triple garaging in about one acre.
- 10,000 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, title plan, UPRN, exact legal extent and the ownership, use and assessment position for the annexe and garage-related accommodation
- Complete planning, Building Control, structural, fire, warranty and completion archive for the modernisation, lower ground, annexe, glazing and garage works
- Signed component measurement separating the main house, leisure level, annexe, integral garage, plant and any consented but unbuilt accommodation
- Official EPC, three years of measured operating and insurance costs, private-drainage evidence and property-level environmental and insurability reports
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
Shire Farm clears Aveno's outstanding-modernisation gate because the 1892 house has been substantially reworked around glazed open-plan living, a vaulted mezzanine, a dedicated leisure floor, self-contained annexe and high-spec entertaining spaces. The £295/sq ft headline is unusually low for the marketed scale, but the approximate 10,000 sq ft figure appears blended across the main house, lower-ground leisure rooms, annexe and integral garage. It cannot be a valuation anchor until a signed component schedule and the full approval, title and assessment pack prove what is habitable, lawful and separately assessed.
Identity confidence100%
Shire Farm, Flawforth Lane, Ruddington, Nottingham, Nottinghamshire
Fine & Country's live original instruction names Shire Farm on Flawforth Lane, Ruddington and supplies the £2.95m guide, six bedrooms, five bathrooms, approximately 10,000 sq ft and one-acre setting. Current Rightmove distribution repeats the detached freehold identity, accommodation and Band G. Fine & Country's exact-property film names and tours the same Ruddington house. Zoopla's exact-address record independently aligns the name, postcode, detached form, six bedrooms, five bathrooms, six receptions and freehold tenure, while planning reference 25/00748/FUL connects Shire Farm to the proposed detached garage and games room.
UPRNStill protected
01
Premium test
Is the asking premium supported?
Guide midpoint£2,950,000£3,175 / 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£790,250–£1,472,750SDLT + 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.£19,000–£55,000modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£11,400–£33,000modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£38,000–£77,000modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£26,600–£55,000modelled
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 £2
Live original £2.95m instruction confirms For Sale status, Shire Farm identity, detached freehold form, six bedrooms, five bathrooms, six receptions, approximate 10,000 sq ft, one-acre setting, modernised programme, annexe, triple garage, services and active enquiry route.
Source ↗connectedCurrent Fine & Country distribution, added 22 July 2026, corroborates the £2
Current Fine & Country distribution, added 22 July 2026, corroborates the £2.95m guide, detached freehold form, six bedrooms, five bathrooms, six receptions, approximate 10,000 sq ft, one acre, private drainage and Council Tax Band G.
Source ↗connectedWorking exact-property Shire Farm film published by Fine & Country and titled as a £2
Working exact-property Shire Farm film published by Fine & Country and titled as a £2.95m Ruddington home; permitted remote YouTube player only, with no copied stills, screenshots, downloads, rehosting or photography hotlinks.
Source ↗connectedExact-address index aligns Shire Farm, Flawforth Lane, NG11 6NG with a detached, six-bedroom, five-bathroom, six-reception freehold record and exposes ancillary address entries that require title, use and assessment reconciliation; it is not a valuation
Exact-address index aligns Shire Farm, Flawforth Lane, NG11 6NG with a detached, six-bedroom, five-bathroom, six-reception freehold record and exposes ancillary address entries that require title, use and assessment reconciliation; it is not a valuation.
Source ↗not matchedOfficial Rushcliffe planning-search route
Official Rushcliffe planning-search route. Indexed application 25/00748/FUL identifies Shire Farm and a detached garage with games room proposal, but the official decision, conditions, approved plans, implementation and Building Control record remain to retrieve.
Source ↗connectedPostcode reference supplies the NG11 6NG centroid used for area-level mapping; no exact building coordinate is claimed
Postcode reference supplies the NG11 6NG centroid used for area-level mapping; no exact building coordinate is claimed.
Source ↗connectedCurrent England single-property SDLT bands produce £267,750 at the £2
Current England single-property SDLT bands produce £267,750 at the £2.95m guide. Buyer circumstances, higher rates, non-resident treatment and reliefs require professional tax advice.
Source ↗not matchedOfficial EPC search route; the current certificate, rating, assessment boundary, floor area and recommendations remain to retrieve and reconcile
Official EPC search route; the current certificate, rating, assessment boundary, floor area and recommendations remain to retrieve and reconcile.
Source ↗not matchedProperty-level river, surface-water, groundwater, reservoir and climate evidence remains required alongside private-drainage, sewer, ground, tree, access and insurance enquiries
Property-level river, surface-water, groundwater, reservoir and climate evidence remains required alongside private-drainage, sewer, ground, tree, access and insurance enquiries.
Source ↗Published / verified
- Fine & Country's original instruction remains live at a £2.95m guide and records a detached freehold residence with six bedrooms, five bathrooms, six reception rooms and approximately 10,000 sq ft in about one acre.
- The current sources describe an 1892 Victorian house comprehensively modernised around a large contemporary kitchen and family room, vaulted mezzanine and extensive glazing to the garden and countryside.
- The marketed programme includes a lower-ground gym, cinema and games room, bar and music room, a self-contained two-bedroom annexe and an integral triple garage.
- Planning reference 25/00748/FUL identifies Shire Farm and a proposal for a detached four-car garage with a games room above; the official decision, conditions and any implementation remain to verify rather than assume.
- Zoopla's exact-address record aligns Shire Farm, NG11 6NG with the detached six-bedroom, five-bathroom, six-reception freehold identity and also exposes separately described ancillary addresses that require legal and Council Tax reconciliation.
- At £2.95m, current England main-residence SDLT is £267,750 before buyer-specific treatment; higher rates, non-resident treatment or reliefs can change the figure.
Investigate next
- Obtain the official register, title plan, UPRN and every covenant, access, drainage and boundary document; reconcile the main house, annexe and flat-above-garage records, permitted uses and any separate title or Council Tax assessment.
- Build a complete planning and Building Control chronology for the contemporary interventions, lower-ground works, annexe, structural openings, glazing, services and garages, including applications 20/00769/FUL, 24/00658/NMA and 25/00748/FUL, their decisions, conditions and completion evidence.
- Commission a signed RICS component measurement separating principal habitable accommodation, lower-ground leisure rooms, two-bedroom annexe, integral triple garage, plant, voids and any unbuilt consent from the approximate 10,000 sq ft headline.
- Commission specialist structural, lower-ground waterproofing, roof, envelope, glazing, drainage, electrical, heating, fire-safety, acoustic and ancillary-building surveys, supported by the dated works schedule, invoices, warranties and professional appointments.
- Retrieve the official EPC and three years of energy, water, private-drainage, insurance, security, garden and maintenance evidence, then obtain property-level river, surface-water, groundwater, reservoir, ground, tree and insurability searches.
Still unknown
- Official title number, title plan, UPRN, exact legal extent and the ownership, use and assessment position for the annexe and garage-related accommodation
- Complete planning, Building Control, structural, fire, warranty and completion archive for the modernisation, lower ground, annexe, glazing and garage works
- Signed component measurement separating the main house, leisure level, annexe, integral garage, plant and any consented but unbuilt accommodation
- Official EPC, three years of measured operating and insurance costs, private-drainage evidence and property-level environmental and insurability reports
Primary publisher · visual-rights recordFine & Country NottinghamOpen 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 Shire Farm on Flawforth Lane, Ruddington, and its working publisher-controlled YouTube film expressly tours the same £2.95m property. The one-acre setting, approximately 10,000 sq ft programme, six bedrooms, lower-ground leisure suite, annexe and garaging 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.