The list price of £450,000 appears reasonable given the location. Comparing it to other properties on Heston Avenue (prices between £205,000 and £525,000), the pricing seems within the acceptable range. However, the lack of square footage information for comparable properties and the absence of an average price per square foot for Heston Avenue make precise comparative analysis difficult. The presence of a garden and the sought-after location help justify the price, but the need for modernization might dissuade some buyers.

The property shows signs of age and could benefit from some modernization. The kitchen and bathroom appear functional but dated. While structurally sound, the interior design and decor are somewhat outdated, warranting some level of refurbishment to enhance its overall condition and appeal to a wider range of buyers.

Patcham is a desirable residential area in Brighton known for its family-friendly atmosphere and good schools. The proximity to well-regarded primary and secondary schools (Patcham Junior, Patcham High, Patcham Infant), as evidenced by the provided school data, significantly boosts its appeal. While slightly distanced from Brighton city center, the reasonable proximity to public transport (though not exceptionally convenient) contributes to a positive location score.

The property includes a sizable garden, offering good outdoor space. Though needing some landscaping to improve its appearance, the sheer size and westerly orientation (as noted in listing) suggest significant potential and contribute to a fairly good land score.