The list price of £2,000,000 for 1.92 acres of land zoned for residential development requires careful evaluation. While comparable listings on Ashtree Road are available at vastly different prices due to different property types, there is a lack of sufficient data to accurately assess the price per square foot. Given the potential development opportunity, and the comparable sales data of other lands in the area, the price appears potentially high but not entirely unreasonable. It’s important to consider factors beyond immediate comparable sales, such as planning permissions, infrastructure costs, and market conditions. Therefore a price score of 6 is allocated.

The land itself appears to be largely undeveloped and overgrown, as depicted in the photos. While there’s no indication of significant damage or deterioration, the overall condition isn’t exceptional; it requires preparation for development. The lack of existing structures or improvements contributes to the lower score. Hence, a score of 4 is a fair assessment of the current state of the land.

The property benefits from being close to several amenities such as schools (Ormiston Sandwell Community Academy, Grace Mary Primary School, etc.) which are all within a reasonable distance. The proximity to transport links (Dudley Port train station is approximately 2.34km away) also adds to its locational appeal. However, the immediate surroundings, based on the provided imagery, appear to be somewhat unremarkable, lacking the vibrancy or attractiveness of a top-tier location. Therefore, a score of 7 reflects this moderate level of convenience and accessibility but acknowledging the lack of exceptional surrounding features.

The plot size is substantial (1.92 acres) and presents a significant development opportunity. The images indicate a relatively flat, usable piece of land, appropriate for residential construction. The size and potential make this a high-scoring aspect of the property, therefore an 8 is justifiable.