Samos Road, London, SE20

A beautiful two/three bedroom split level garden flat on a quiet residential road, with its own private entrance, incredible living space, bags of charm, a long lease of 163 yearsand no service charge. Situated on a quiet road convenient for Penge, Crystal Palace & Beckenham, this flat would make for a fantastic first-time purchase and represents excellent value for money, especially considering the square footage, which exceeds 900ft2

The heart of this home is definitely its large open-plan kitchen-diner, and you may find yourself becoming a popular host given the layout of this room; it’s an incredible space to entertain in and will likely be where most of your time is spent when at home. As well as being spacious, it’s also super bright, which is helped by the vast expanse of windows, which face southwest.

The kitchen is generous in size, there are quite literally acres of worktop space, and the central part of the kitchen is arranged in a bit of a horseshoe shape, which is really useful when cooking. The vast amount of worktop space allows for large meals or multiple courses to be prepped with ease, and there’s an integrated hob and oven, a fridge, and a wine chiller; everything needed is here, and it’s all presented very smartly.

At the front is the main reception room, which has an eastern aspect, so it gets the sun in the late morning until early afternoon. It’s a really good-sized room, easily large enough for a couple of chunky sofas or a large L-shape. There are good double-glazed windows, a period-style fireplace and carpeted floors, which make for a cosy room.

Adjacent to the reception is one of the larger bedrooms; it has a view over the garden to the rear and is also carpeted. It, too, has an attractive fireplace, and there’s scope to build integrated wardrobes on either side of the chimney breast. The third bedroom is a single room next to the reception, an ideal office or study, it could also be knocked into the living room to make an even larger space, without impacting the value of the flat. The second bedroom is another large double room, at the rear of the flat is enjoys a pretty view over the gardens.

The bathroom is beautifully finished, there’s a shower over a full-size bath. It also has that southeast-facing aspect, with a window, so it’s a lovely, bright space to get ready in the morning. The walls are fully tiled with white metro tiles, which complement the chequered floor. The flat also has considerable loft space, the loft at the front is boarded and accessed via an integral ladder built into the loft hatch on the front landing, the rear one is partially boarded and also has an integral ladder which is in the kitchen. Subject to the necessary planning permission and landlord consents, it is possible to convert the loft space.

The flat has direct access to its own private garden via stairs off the kitchen. Owing to its length, it gets the sun for much of the day, but during the middle of the day going into the evening is when it will get the most light; having a southwest-facing garden really is the best aspect. It’s fairly low maintenance, directly off the flat is a patio with Indian flagstones and beyond that is a lawn.

The flat has…

·      A current lease of 163 years.  

·      No service charge

·      A ground rent of £250 PA

Location-wise, the flat is 0.4 mi (or a 9 min walk according to Google Maps) from Birkbeck Station, with two trains per hour to Beckenham Junction and London Bridge via Crystal Palace. There’s also a tram every ten minutes, which takes you into Beckenham Junction or East Croydon in the opposite direction (great for the Gatwick Express!). Beckenham Junction Station opens up a direct link to both London Bridge & Victoria. Elmers End Station is just over half a mile away and offers another tram link and a direct connection to Charing Cross.

Anerley station is just over half a mile away which has the over Overground, taking you to Dalston via Sydenham, Forest Hill, Brockley & Shoreditch High St.

The local parade on Elmers End Rd has a Co-op, a gym, a great barber, a friendly dry cleaner and a post office, there’s a café, nail bar and other useful amenities. There’s an Aldi close by, and Penge High Street is not far for a wider selection of shops, including a larger Sainsbury’s which is just down the road.

Beckenham High St is really easily accessed for a night out, via Birkbeck station it’s a short tram journey away and offers a wide variety of restaurants providing a truly global selection of cuisines to choose from, as well as many cafes and coffee shops.

Crystal Palace Triangle is 1.4 miles away, famed for its independent shops and artisan sellers, there are very few chain shops on The Triangle which is widely celebrated and it has an abundance of lovely coffee shops, incredible restaurants and gastro pubs, as well as galleries, yoga schools, an everyman cinema and a farmers market which operates every Saturday on Haynes Lane. It’s a half an hour walk, or an easy bus ride away.

Elmers End is just down the road, for your bigger shops there is a large Tesco Supermarket, and just before Elmers End is South Norwood Country Park which offers 125 acres of parkland, wetlands and meadows, great for dog walking and exercising.

The local schools are very sought after, if you’re thinking of putting down roots in the area, with the most popular ones being Stewart Fleming (rated outstanding) which is a couple of roads away, Churchfields, and the perennially popular Balgowan primary school are also very nearby.