The listing price of £850,000 seems reasonable considering the size (3,820 sq ft), condition, and type of property (barn conversion). Comparable barn conversions in desirable areas of Greater Manchester can fetch similar or higher prices. However, the lack of information on comparable properties of the same size and type in the immediate vicinity prevents a higher evaluation. The average price per sqft is unavailable, hence preventing an accurate determination of market value per sq ft.

Based on the photos, the property appears to be in very good condition. It’s been renovated to a high standard, showcasing a modern interior with features such as a well-equipped kitchen and updated bathrooms. The exposed beams and stonework suggest that original features have been preserved. Minor imperfections may exist, but these are not major deductions to the overall good condition.

The property benefits from being close to several highly-rated primary schools (Woodfield Primary School, St Mary And St John Catholic Primary School, both rated Outstanding by Ofsted), making it attractive to families. The proximity to Wigan Wallgate and Wigan North Western train stations also enhances its location score. However, the area’s overall amenities and broader access to services might be limited compared to more central locations, hence the score below 8.

The property includes a sizable garden with a combination of lawn and patio areas, providing ample outdoor space. However, the plot size is not explicitly mentioned. Therefore, whilst it has a substantial garden for a converted barn, it’s not extensive enough to warrant a higher score.