The list price of £475,000 reflects the development potential but also the current state of the property. While neighbouring properties and land prices in the area provide context, the actual value depends heavily on the cost of demolition, construction, and potential sale values of the new builds. Given planning permission for four houses, the price seems somewhat reasonable compared to other land deals with planning, assuming successful completion of the project. Without precise costs, a definitive judgement is difficult.

Based on the provided photographs, the existing property appears to be in need of significant repair and/or renovation. The exterior shows signs of disrepair and neglect, with overgrown vegetation. The interior is not visible; however, based on the exterior appearance, the internal state may be similar. This would need to be inspected further before an accurate assessment could be given. While the plans propose a significant transformation, the existing dwelling’s condition is below average.

The property is situated in Hindley Green, Wigan, which benefits from being relatively close to local amenities, schools (several within a kilometer radius with varying Ofsted ratings), and transport links, including Hindley train station. While not in the absolute heart of a bustling city center, it offers a good balance of residential calm with convenient access to services.

The property boasts a substantial plot size, offering considerable potential for development. This is clearly illustrated by the planning permission for four detached homes and the sizeable land visible in the photographs. Such generous land holdings are rare in developed areas and thus contribute to the high score.