23, Watchyard Lane, L37 3JS
23 Watchyard Lane is a 81 m² / 872 sq ft terraced home in Formby. It sold for £215,000 in July 2024. Indexed forward to today's value, that sale is roughly £218k. Recent local prices imply a broad valuation context of £203k to £284k based on its internal area. The Land Registry and EPC data was last updated 8 October 2026.
- Sale history
-
Date Paid price Annual growth After inflation Jul 2024 £215,000 2.6% -0.2% Nov 2007 £140,000 1.9% -0.4% Jan 2004 £129,950 13.4% 11.5% May 1995 £44,000 na na - Internal area
- 81 square metres (872 square feet) according to latest EPC inspection
- Price per internal area
-
This property sold for £2,654 per square metre (£247 per square foot) in Jul 2024. Indexed forward to today's value, this is roughly £2,693 per square metre (£250 per square foot) .
Date Paid price Paid £/sqm Today's value Today's value £/sqm Jul 2024 £215,000 £2,654 £218,115 £2,693 Nov 2007 £140,000 £1,728 £209,262 £2,583 Jan 2004 £129,950 £1,604 £256,097 £3,162 May 1995 £44,000 £543 £218,297 £2,695 Calculated using the latest EPC internal area of 81 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 £218,115. 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 £2,510 and £3,510 per square metre (£233 and £326 per square foot). Based on an internal area of 81 m², this implies a valuation between £203,000 and £284,000. 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
- Plot size
- 229 square metres (2,465 square feet) - map showing freehold boundary lines
- Summary:
- 29 January 2016 - energy performance certificate grade D
- Certificate:
- View energy certificate on GOV.UK
- Reason for EPC:
- ECO assessment
- Tenure:
- Private rental
- Property type:
- Semi-Detached House , has 5 habitable rooms. Estimated year built 1930 to 1949
- Area:
- 81 sqm (872 square foot) total internal area
- Comments:
- Walls: Solid brick, as built, no insulation (assumed). Roof: Pitched, 150 mm loft insulation. Heating: Boiler and radiators, mains gas.
23 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 £218,115.
- Based on an internal area of 81 m² and recent prices in Formby, this implies a lower and upper quartile range from £203,000 to £284,000, using HouseMetric's implied valuation methodology.
For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.