The list price of £3,500,000 is substantial. While the size of the plot and the potential for development support this valuation, the lack of detailed information concerning the buildable area, planning permissions, and potential construction costs makes precise valuation challenging. The comparables are not easily comparable given the unique nature of the property. This makes it difficult to definitively judge its value, hence a middling score.

Based on the aerial photographs, the property appears to be a large existing structure that is in need of significant renovation or redevelopment. It doesn’t appear to be in excellent condition, but also not dilapidated, hence a middling score.

The property is situated on Lillington Road in Leamington Spa, a desirable area known for its proximity to Leamington Spa town centre, good schools, and transport links. The presence of several nearby schools with varying Ofsted ratings indicates a range of educational options. The relatively close distance to Leamington Spa train station and other stations provides convenient access to other towns. However, the specific location on Lillington Road and the details of immediate surroundings aren’t comprehensively described, limiting the score.

The property encompasses a substantial plot of land, which is reflected in its description as a ‘residential development opportunity.’ The large size and central courtyard are valuable assets for redevelopment, justifying a relatively high score, although precise dimensions are absent.