Considering the list price of £250,000 and comparing it to other similar properties within Friars Mews (ranging from £215,000 to £385,000) and nearby streets (though sqft data is inconsistent), the price seems relatively reasonable, especially when taking into account the age and condition of the property. The lack of precise square footage information makes a definitive assessment challenging, but the price falls within the expected range for a retirement flat in the area.

Based on the provided photos, the property appears to be in reasonable condition, but it shows signs of age and could benefit from some modernization. The bathroom, in particular, looks dated. While there is no significant damage visible, the overall aesthetic suggests a need for updating, resulting in a moderate condition score.

Friars Mews benefits from a convenient location near Eltham High Street, providing easy access to shops, amenities, and transportation links. The proximity to Eltham train station (0.93km) offers good connections to central London. Several schools are also within a reasonable distance, though specific quality ratings are not provided for all of them. The overall accessibility and convenience contribute to a higher location score.

The property has access to communal gardens, which adds some value. However, there is no private garden or significant land associated with the unit. The communal green space is present, but it is limited in size, justifying a low land score.