The list price of £895,000 seems high relative to the immediately surrounding properties which, while close by, appear to be of different styles and use types. The lack of sqft data in the nearby listings makes a direct comparison for price per sqft difficult. The property’s size (4851 sqft) and its function as a boutique hotel might justify a higher price; however, the absence of detailed information on the property’s condition and the uncertain state of the market for this type of property makes a definite determination of value challenging. Therefore, a more conservative price rating is provided.

The provided photos showcase a property that appears well-maintained and tastefully decorated, suggesting a reasonable level of upkeep. While some rooms seem recently updated, others may display slight inconsistencies in decor or flooring. The overall impression is of a property that is currently operating as a functioning business and therefore requires a certain level of maintenance. While there’s no major visible deterioration, it’s not immaculate throughout, hence a score of 7.

The property is situated on Pilton Street in Barnstaple, North Devon. This location benefits from proximity to Barnstaple train station (1.26km), suggesting convenient access to regional transport links. The presence of several highly-rated schools within a short radius (Pilton Infants’ School, Pilton Bluecoat Church of England Academy, Pathfield School) adds to its family-friendly appeal. While the immediate vicinity’s average price per sqft data is unavailable, the context of other nearby properties suggests a reasonable location score within Barnstaple, though not necessarily the most prestigious area.

The listing mentions gardens, but no specific details on their size or features are provided. Given the lack of information about the garden’s extent, a conservative score is appropriate.