Our open day had 15 attendees and 5 offers. Sadly, it didn't work out with the first buyer we had chosen owing to the deadline they'd had to impose on our vendor for completion, but we resold it for more money and a huge 4.2% over the asking price!
A tremendous two double bedroom conversion flat on the first floor, with 11ft high ceilings, huge south facing sash windows, voluminous rooms, a super long lease and a communal garden. Located moments from Crystal Palace Park and within very easy reach of Penge West Station, Crystal Palace Station and the Triangle, this flat ticks a lot of boxes!
Its trump card is its reception room, which is an impressive space by anyone’s standards, the ceilings are almost 11ft high and the gorgeous original sash windows face south to southeast making the room wonderfully bright. The glazing within the sashes have been replaced with double glazed items; retaining the charm of the original windows but giving a better level of insulation.
Off the reception room is the kitchen, which has the same aspect as the reception and a large sash window too, there’s pretty floor tiles and a cool colour scheme that brings warmth to the space. Its arranged in a horseshoe shape which allows for plentiful storage, there’s more than enough space for a couple to cook and it retains a social feel - being off the reception room where you would most likely place a grand dining table - under the windows.
The bedrooms at the rear are both charming rooms, they have the original stripped wooden floors running throughout and both have the same incredible ceiling height found in the reception room. The master room will easily accommodate all the storage that may be needed and there’s a desk space too. The second bedroom has had a small mezzanine area built, which can be used for kids and adults alike or would be a great storage area, it has a fully retractable ladder which frees up floor space.
The bathroom has a beautiful vibe, its generous in size and finished well, there’s a large bath under the sash window and a separate walk-in shower, the aqua hexagonal tiles add a beautiful splash of colour and having them in the shower as well as on the floor is a lovely touch. There is a substantial storage cupboard in the bathroom and further storage above that, another useful arrangement in the flat is the loo is adjacent and separate to the bathroom, which has pretty decor and its own small window.
The flat is believed to have…
• A 150 year lease • A service charge of circa £1400-1500 PA (we have a historic three year set of service charge accounts for inspection) • A peppercorn ground rent, which is not demanded
The communal garden is rarely used by residents and is a sun trap in the evening, with its west facing aspect it gets the late afternoon and evening sun and is a lovely space to grab a book, a gin and put your feet up, we’d personally put a hammock in it next to a small gin table!
Location wise the flat is 0.1mi from the Park entrance, with the nearest part being the boating lake and Dinosaurs. Penge West station is 0.4mi away giving access to the overland line making access to The City and Shoreditch a breeze, Penge East is 0.8mi away which is a short train journey to Victoria. Crystal Palace Station is 0.4mi away and gives direct access to London Bridge as well as Victoria (via Forest Hill), having multiple station options within easy reach is a real asset of this location, it’s also a popular road for its architecture and as is found across London on roads that border our large parks the buildings are huge and have a sense of grandeur about them.
The Triangle is just over half a mile away where you are spoilt for choice with restaurants, pubs, brilliant eateries, and even an Everyman Cinema. There’s a yoga school, a variety of coffee shops from the indie artisanal variety to the bigger chains, one of our faves is “Four Boroughs” their Falafel and Kimchi wraps and Cinnamon Swirls are as good as their coffee! For the practical stuff and bigger shops there is a reasonable sized Sainsbury’s and the wonderful Crystal Palace Food Market on Haynes Lane, which operates every Saturday offering the best from small sustainable farmers and local food producers, think of it as a local Borough Market with a distinct Crystal Palace vibe.
A quick note about Expose! We’re a full-service agency with a boutique approach that firmly believes estate agency needs to be better. We create beautiful marketing because it makes a difference and we enhance our customer’s journey using the best tech available, from booking an instant viewing online 24/7 to viewing immersive and revealing virtual tours. We are accountable, responsible and ultimately – we care. We’re strategic and intelligent in our approach and if you have a home to sell we’d love an opportunity to offer you advice on the best course of action for you.
To book your viewing online, just look out for the email you’ll instantly receive when you enquire via rightmove or zoopla. You will also instantly receive a whatsapp where you can communicate with us and register outside of office hours too, we’re pretty responsive out of hours so do feel free to drop us a line, we’re also happy to chat on the phone during office hours too!