The list price of £750,000 seems relatively reasonable considering the potential for redevelopment. While nearby properties offer some price comparison, the unique aspects of this property (large plot, redevelopment opportunity) make direct comparisons difficult. The planning permission for a second property adds substantial value, but the fact that the sale is an online auction introduces some uncertainty regarding the final sale price. The absence of square footage data for both the existing and proposed properties makes a precise price-per-square-foot analysis impossible, which would otherwise refine this score. This score reflects a degree of uncertainty coupled with the obvious potential return from redevelopment.

Based on the photos, the existing property appears reasonably well-maintained but not in pristine condition. It shows signs of age and might benefit from some modernization or cosmetic updates. The planned redevelopment significantly changes this; the planned new build will be of a higher standard, therefore the score reflects the current condition and the impending improvement.

Formby is a highly desirable area known for its excellent schools, proximity to the coast, and generally affluent atmosphere. The property’s location on Kirklake Road places it within easy reach of several well-regarded primary schools (Woodlands Primary, St Luke’s, St Jerome’s) all rated ‘Good’ by Ofsted. The proximity to Formby train station also enhances its accessibility. While the average house prices on nearby streets are lower, the property benefits from a prime position in this sought-after location.

The property boasts a substantial plot size, as evidenced by the aerial photos and plans. The large garden and the potential for additional development significantly contribute to a high land score. The plans indicate the potential to build an additional property, adding further value to the land.