35, Watchyard Lane, L37 3JT
35 Watchyard Lane is a 69 m² / 743 sq ft terraced home in Formby. It sold for £175,000 in October 2019. Indexed forward to today's value, that sale is roughly £215k. Recent local prices imply a broad valuation context of £176k to £244k based on its internal area. The Land Registry and EPC data was last updated 4 August 2026.
- Sale history
-
Date Paid price Tenure Annual growth After inflation Oct 2019 £175,000 Leasehold 0.5% -1.7% Aug 2007 £165,000 Freehold 11.8% 9.7% Aug 2002 £94,100 Freehold 13.8% 12.2% Oct 1999 £65,550 Leasehold 20.4% 18.4% May 1996 £34,250 Leasehold na na - Internal area
- 69 square metres (743 square feet) according to latest EPC inspection
- Price per internal area
-
This property sold for £2,536 per square metre (£236 per square foot) in Oct 2019. Indexed forward to today's value, this is roughly £3,120 per square metre (£290 per square foot) .
Date Paid price Paid £/sqm Today's value Today's value £/sqm Oct 2019 £175,000 £2,536 £215,246 £3,120 Aug 2007 £165,000 £2,391 £246,848 £3,578 Aug 2002 £94,100 £1,364 £234,835 £3,403 Oct 1999 £65,550 £950 £256,880 £3,723 May 1996 £34,250 £496 £167,448 £2,427 Calculated using the latest EPC internal area of 69 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 £215,246. 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 £2,550 and £3,530 per square metre (£236 and £327 per square foot). Based on an internal area of 69 m², this implies a valuation between £176,000 and £244,000. 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
- Terrace
- Council tax band
- B
- Summary:
- 11 June 2019 - energy performance certificate grade C
- Certificate:
- View energy certificate on GOV.UK
- Reason for EPC:
- Marketed sale
- Tenure:
- Owner-occupied
- Property type:
- Mid-Terrace House , has 4 habitable rooms. Estimated year built 1900 to 1929
- Area:
- 69 sqm (743 square foot) total internal area
- Comments:
- Walls: Cavity wall, with external insulation. Roof: Pitched, 270 mm loft insulation. Heating: Boiler and radiators, mains gas.
35 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 £215,246.
- Based on an internal area of 69 m² and recent prices in Formby, this implies a lower and upper quartile range from £176,000 to £244,000, using HouseMetric's implied valuation methodology.
For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.