The list price of £1,500,000 seems somewhat high considering the provided data does not include square footage for the existing property. The average property price in nearby streets varies considerably, ranging from £65,000 to £245,000. However, the planning permission for the conversion into 20 apartments adds significant potential value. The final price will ultimately depend on the successful completion of the development and the resulting market demand for apartments in Llandudno. The high list price reflects this potential but includes substantial development risk. Therefore, the score reflects a balance between the risk and the potential return.

Based on the provided photographs, the property appears to be structurally sound, however it shows signs of wear consistent with its age and current use as a public house. While not in need of immediate major renovation, some updating and modernization would likely be needed to bring it up to current standards once converted to apartments as planned.

The property is located on Vaughan Street in Llandudno, a popular coastal resort town in Wales. Its town centre location offers easy access to shops, transportation (Llandudno train station is 0.05km away), and local amenities. The proximity to schools (Ysgol John Bright is 0.19km away, Ysgol Tudno is 0.49km away) is also a plus, making it an attractive location for families and investors. The high foot traffic of a busy tourist area adds further value to this location for commercial property.

The property itself has limited land, however, the inclusion of planning permission to create an additional building suggests potential for increased land utilisation and development. This does enhance the property’s overall appeal and value but does not translate to significant land area in its current state.