The list price of £1,250,000 seems reasonable, considering the property’s size, location, condition, and the presence of a garden. While nearby properties show a range of prices, the proximity to a highly-rated grammar school and other amenities can command a higher price. However, the lack of comparable properties with square footage details makes a definitive price per sqft comparison challenging. The price falls within a plausible range for similar properties in the area and with the property’s condition.

Based on the photos, the property appears to be in excellent condition. It has undergone a tasteful and high-quality renovation or refurbishment. The kitchen, bathrooms, and living areas are modern, well-maintained, and stylishly decorated. There are no visible signs of significant disrepair.

The property is located on Goddington Lane in Orpington, which is a desirable area known for its good schools and transport links. The proximity to St Olave’s and St Saviour’s Grammar School (an outstanding-rated school) significantly boosts the desirability and value of the property. Orpington station provides convenient access to London and surrounding areas. While some nearby streets have lower average prices, Goddington Lane itself is known for higher-value properties.

The property includes a substantial garden, providing ample outdoor space for a family. While the precise plot size is unavailable, the images show a generously sized lawn and patio area, which is a significant advantage in a suburban location. The presence of a pergola and outdoor seating suggests it’s a well-designed and usable space.