Architecture20/20
Unnamed design team; a more than 20-year owner-led enlargement and modernisation programme with Smallbone of Devizes interiors — appointments and as-built scope to verify
Aveno permanent dossier · published 20 Sep 2026
Southerly
Stoke Bishop, Bristol, City of Bristol
Film by William Swinburn · By Design Bristol
Independent reading
A 4,500 sq ft Bristol house transformed around double-height living, twin full-width garden openings, Smallbone interiors and a Hydropool terrace.
Southerly clears the outstanding-modernisation gate rather than the pure-modern-architecture gate: the period-facing shell has been comprehensively reworked for light, volume, circulation and indoor–outdoor family life, with unusually resolved kitchen, spa and entertaining spaces. The decisive diligence issue is whether the long alteration programme, current area and high-spec systems reconcile to approvals, completion evidence and a costed maintenance history.
Remarkability93/100
Data readiness94/100
Ownership intensityHigh
Why this belongs in Aveno
Remarkable is
an evidence test.
Flagship intelligence93remarkability / 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 double electric gates with deep frontage, mature planting and an enclosed rear garden; title, tree, boundary and overlooking evidence remain to verify.
Visual quality20/20
Working exact-property publisher film.
Market distinction14/20
Price, rarity and accommodation support admission.
Data-readiness audit · 94/100
Exact identity20/20
Southerly, 12 Stoke Hill, Stoke Bishop, Bristol; official UPRN/title bridge remains buyer-side.
Market status20/20
Live primary or syndication listing checked 20 Sep 2026.
Price and area18/20
£633/sq ft from current guide and publisher-stated circa 4,500 sq ft; a transaction-derived record gives 392 m² / about 4,219 sq ft, so a signed RICS component measurement is required before price density is relied upon.
Buyer intelligence17/20
Costs, title, planning, energy, environmental and comparable questions are structured.
Rights and media20/20
Exact-property YouTube player with fallback.
- A 4,500 sq ft Bristol house transformed around double-height living, twin full-width garden openings, Smallbone interiors and a Hydropool terrace.
- 4,500 sq ft at £2.9m 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 boundaries, restrictive covenants, access rights, tree constraints and definitive drainage position
- Complete approvals, completion certificates, structural calculations, professional appointments, invoices and warranties for the long alteration programme
- Signed component measurement reconciling circa 4,500 sq ft with the 392 m² / about 4,219 sq ft transaction-derived record
- Direct EPC, three years of utility and spa costs, service histories, property-level flood and ground evidence and high-value insurance terms
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionVIEW — VERIFY THE DECISION PACK
Southerly clears the outstanding-modernisation gate rather than the pure-modern-architecture gate: the period-facing shell has been comprehensively reworked for light, volume, circulation and indoor–outdoor family life, with unusually resolved kitchen, spa and entertaining spaces. The decisive diligence issue is whether the long alteration programme, current area and high-spec systems reconcile to approvals, completion evidence and a costed maintenance history.
Identity confidence100%
Southerly, 12 Stoke Hill, Stoke Bishop, Bristol
The Southerly name, 12 Stoke Hill address, BS9 1JH postcode, £2.85m guide, six-bedroom/four-bathroom accommodation, circa 4,500 sq ft area, double-height family room, Smallbone kitchen, Hydropool terrace and exact-property film align across the live original instruction, publisher map record, film, Companies House address evidence and exact-address transaction sources.
UPRNStill protected
01
Premium test
Is the asking premium supported?
Guide midpoint£2,850,000£6,817 / m²
versusLocal evidence benchmarkWithheld1 size-known local reference
Subject vs unadjusted evidence—
ReferenceDateAreaPrice / ask£/m²
10 Stoke Hill, Stoke Bishopadjacent address and postcodeFeb 2006—£900,000—14 Stoke Hill, Stoke Bishopadjacent address and postcodeJan 1970175 m²£0—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£538,250–£895,750SDLT + 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.£9,600–£27,500modelled
Insurance and securityHigh-value rebuild, gates, glazing, outbuildings and setting.£5,760–£16,500modelled
Building, plant and interior reserveComponent-based reserve for envelope, glazing, smart controls, kitchens, bathrooms and mechanical plant.£19,200–£38,500modelled
Grounds, access and lifestyle amenitiesLandscaping, woodland/land, pool/equestrian/garaging where applicable and access upkeep.£13,440–£27,500modelled
03
Claim audit
Marketing claim → buyer consequence.
Evidence readiness94/100
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.
18 Apr 2002£640,000Recorded sale · Freehold
345% nominal uplift6.3% annualisedCurrent guide midpoint£2,850,000Asking 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 with an active viewing route verifies the £2
Live original instruction with an active viewing route verifies the £2.85m guide, six bedrooms, four bathrooms, four receptions, detached circa 4,500 sq ft form, modernisation narrative, specification, EPC C claim and embedded exact-property film.
Source ↗connectedHM Land Registry-derived exact-address history identifies 12 Stoke Hill as detached/freehold and records £640,000 on 18 April 2002 and £282,500 on 3 April 1997; predecessor-condition history only, not present-condition comparables
HM Land Registry-derived exact-address history identifies 12 Stoke Hill as detached/freehold and records £640,000 on 18 April 2002 and £282,500 on 3 April 1997; predecessor-condition history only, not present-condition comparables.
Source ↗connectedWorking 1:33 exact-property By Design Bristol film with exact address in its title and matching 4,500 sq ft, Smallbone, double-height and Hydropool details
Working 1:33 exact-property By Design Bristol film with exact address in its title and matching 4,500 sq ft, Smallbone, double-height and Hydropool details. Permitted publisher-controlled YouTube player only.
Source ↗partialWithdrawn earlier exact-address instruction corroborates the freehold tenure, Band H, circa 4,500 sq ft area, 20-plus-year improvement narrative and specification; it is not used as evidence of current live status
Withdrawn earlier exact-address instruction corroborates the freehold tenure, Band H, circa 4,500 sq ft area, 20-plus-year improvement narrative and specification; it is not used as evidence of current live status.
Source ↗not matchedOfficial Bristol planning and Building Control route; every phase of enlargement, structural opening, terrace, summer house and spa work remains to retrieve against the exact address
Official Bristol planning and Building Control route; every phase of enlargement, structural opening, terrace, summer house and spa work remains to retrieve against the exact address.
Source ↗connectedCurrent England single-property SDLT bands produce £255,750 at £2
Current England single-property SDLT bands produce £255,750 at £2.85m. 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 drainage, ground, radon, subsidence, trees and high-value insurance enquiries
Property-level river, surface-water, groundwater, reservoir and climate evidence remains required alongside drainage, ground, radon, subsidence, trees and high-value insurance enquiries.
Source ↗Published / verified
- The live original instruction shows a £2.85m guide, six bedrooms, four bathrooms, four receptions, a detached house of circa 4,500 sq ft and an active viewing route.
- The exact address is 12 Stoke Hill, BS9 1JH; current publisher map data, the exact-property film, Companies House address evidence and transaction-derived records converge on Southerly.
- The present owners are attributed with more than twenty years of enlargement and modernisation, including a double-height family room, broad bi-fold garden openings, underfloor heating to two floors, a Smallbone kitchen, AGA, Sub-Zero refrigeration and a full-width Millboard terrace.
- The terrace carries a recessed Hydropool hot tub and swim spa; the live instruction attributes full double glazing and EPC C, while an earlier exact-address instruction records freehold tenure and Council Tax Band H.
- The playable 1:33 publisher film is titled Southerly | 12 Stoke Hill, Stoke Bishop, Bristol | By Design and repeats the 4,500 sq ft, Smallbone, double-height and Hydropool identity signals.
Investigate next
- Obtain the official freehold register, title plan and UPRN, then reconcile the exact boundaries, gated access, covenants, rights, trees, drainage and every structure within the garden.
- Build a dated planning, Building Control, completion, structural and professional-appointment archive for every phase of the 20-plus-year enlargement and remodelling, including the double-height wing, broad openings, terrace, summer house and spa installation.
- Commission a signed RICS component measurement resolving the publisher's circa 4,500 sq ft against the 392 m² transaction-derived record and separating eaves, circulation, ancillary and limited-use areas.
- Commission fabric, roof, glazing, bi-fold, underfloor-heating, gas-fire, electrical, drainage, terrace and Hydropool surveys, supported by three years of energy, water, spa, insurance and maintenance records.
Still unknown
- Official title number, UPRN, registered boundaries, restrictive covenants, access rights, tree constraints and definitive drainage position
- Complete approvals, completion certificates, structural calculations, professional appointments, invoices and warranties for the long alteration programme
- Signed component measurement reconciling circa 4,500 sq ft with the 392 m² / about 4,219 sq ft transaction-derived record
- Direct EPC, three years of utility and spa costs, service histories, property-level flood and ground evidence and high-value insurance terms
Primary publisher · visual-rights recordBy Design BristolOpen 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. The real exact-property 1:33 film remains inside the YouTube player embedded by the live original By Design instruction. Aveno copies, downloads, screenshots, rehosts and hotlinks none of the agent photography or film. 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.