Brookbank Road, Ladywell, SE13

Smart and optimised Victorian terrace (its impressive architectural treatment by local lauded architects, Gruff) with four bedrooms and two bathrooms, near to Ladywell Conservation Area and its cute high street, Hilly Fieids, and Lewisham's town centre.

Three floors (and 1479 square feet) deliver a really well-considered home where you can be separate or as one.

On the ground floor you have a traditional large main front reception, of over 11 feet by nearly 15 feet. Then next door is a clever independent office with great glazing.

At the rear of the floor is a family/entertaining friendly back room - of over 20 feet by 15 feet - which incorporates dining and kitchen spaces (Puccini have done a top job here, and high-end appliances are integrated and come with the house, including a dishwasher and induction hob). Wall-spanning folding doors connect you with the attractive low-maintenance garden which has well-established borders. Back inside and substantial glazing impresses above the area which used to be the side-return.

A neat internal w.c. accessed from the hall completes the floor.

The first floor has a traditional layout: at the back of the house is bedroom one (this is over 10 feet by over 7 feet), with the property's main bathroom next door. This has contemporary fittings, concealed plumbing, large profile tiles and a big Velux window.

Then from the main landing you have bedroom two to your right (this is 11 feet by nearly 10, with a built-in alcove closet). Then across the front is a large carpeted bedroom of 15 feet by 11 feet, with double-glazed windows to street vistas.

The second (top) floor is a deftly-done loft conversion, of 20 feet by 12 feet, with a large built-in wardrobe and a smart skylit en-suite bathroom (as downstairs, fittings are sleek and modern). A Juliet balcony with sliding doors further impresses.

Brookbank Road is a residential one on nice high ground (think driving lesson territory), really close to Hilly Fields - yours in five, and to Ladywell, Lewisham and Brockley town centres. These and their respective stations are within 15 minutes of your door.

We've mentioned your three closest stations (which cover you for regular, Overground and DLR journeys). You're well-placed for buses as well - from Lewisham Way.

Your local high street area is in Ladywell. Here the offerings include a lovely deli (The Larder), a good butcher (Meat Jon) and a Mamma Dough (sourdough pizzas). Wilson's is a new popular neighbourhood restaurant (popular for its Sunday roasts). Also local, Loampit Hill has a fair bit going on; Middleton coffee shop is a good tip for fantastic local coffee, pastries and brunches, and The Talbot is great for tacos and catch ups. And don't miss Brockley Market - a foodie (street food and nice groceries) Saturday one held in Lewisham College's walled car park.

Brockley has nice independent restaurants such as Mauby, Tai, Ellary's and L'Oculto Cocina, and cool bars: Brickfields, Joyce, and Brockley Brewery.

The Deptford High Street area including Deptford Market Yard is searingly-cool, with bars, night spots, cafes, restaurants and breweries. We particularly rate Yuzu, Marcella and The Watergate.

Central New Cross is close. Here we love the contemporary art gallery: Goldsmiths CCA. Nice pubs include The Rose and The Amersham Arms. Meze Mangal (further down Lewisham Way) serves up good value Turkish grub on big tables.

Central Lewisham is handy for mall shopping and markets.

Green space? Stroll to Hilly Fields for your most local greenery. There is a sweet cafe here and woods, too. Or walk around half an hour for Greenwich Royal Park. Ladywell Fields is also close.

Local schools include Prendergast Ladywell Primary and Secondary Schools, Prendergast School (secondary phase, for girls) and Ashmead and Lewisham TLG (primaries).