31, Watchyard Lane, L37 3JS
31 Watchyard Lane is a 87 m² / 936 sq ft semi-detached home in Formby. It sold for £152,750 in July 2008. Indexed forward to today's value, that sale is roughly £282k. Recent local prices imply a broad valuation context of £223k to £309k based on its internal area. The Land Registry and EPC data was last updated 1 June 2026.
- Sale history
-
£152,750 on Jul 2008
- Floor plan
-
Archived estate agent floor plan for 31, Watchyard Lane.
- Internal area
- 87 square metres (936 square feet) according to latest EPC inspection
- Price per internal area
-
This property sold for £1,755 per square metre (£163 per square foot) in Jul 2008. Indexed forward to today's value, this is roughly £3,237 per square metre (£301 per square foot) .
Date Paid price Paid £/sqm Today's value Today's value £/sqm Jul 2008 £152,750 £1,756 £281,579 £3,237 Calculated using the latest EPC internal area of 87 m². Earlier sale dates may not have had the same measured area available.
- Valuation
- The most recent sale price indexed forward to today's value is £281,579. This is one data point to inform the valuation. Another method is the valuation implied by what comparable homes are selling for. Homes in Formby are now selling for between £2,560 and £3,550 per square metre (£237 and £329 per square foot). Based on an internal area of 87 m², this implies a valuation between £223,000 and £309,000. Treat this as context only. For a valuation using hand-picked comparable sales, use the Advanced search tool — create a shortlist of similar condition homes, then export a valuation report.
- Bedrooms
- 3
- Type
- Semi-detached
- Council tax band
- B
- Plot size
- 300 square metres (3,229 square feet) - map showing freehold boundary lines
- Summary:
- 24 January 2013 - energy performance certificate grade E
- Certificate:
- View energy certificate on GOV.UK
- Reason for EPC:
- marketed sale
- Tenure:
- Unknown
- Property type:
- End-Terrace House , has 5 habitable rooms. Estimated year built 1930 to 1949
- Area:
- 87 sqm (936 square foot) total internal area
- Comments:
- Walls: Solid brick, as built, no insulation (assumed). Roof: Pitched, loft insulation. Heating: Boiler and radiators, mains gas.
31 Watchyard Lane is worth whatever price a willing buyer and seller agree upon. However, the following can provide useful context.
- HouseMetric estimates the most recent sale price indexed forward to today's value is £281,579.
- Based on an internal area of 87 m² and recent prices in Formby, this implies a lower and upper quartile range from £223,000 to £309,000, using HouseMetric's implied valuation methodology.
For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.