The Royal Oak, Lee Church Street, Blackheath, SE13 5SG

Guide Price £400k-£450k
*Please note this is a 2 bed property (with bonus room) and not 'officially' a 3 bed, however we wanted to highlight this property can be used as a 3 bed if required*
*See 360 degree interactive virtual tour – click on the virtual tour/video link*

A grand, house-like, 90 square metre split-level pub conversion, sandwiched conveniently between Blackheath, Lewisham & Lee, 900 metres from Blackheath Station - featuring an en suite bathroom to the main bedroom and a bonus study room (with potential to make it into a habitable room - as shown on the 'potential floorplan').

Who Owns Me & Why Are They Selling?
Filip and Stella bought this unique property as their first home together in 2012, especially attracted by it being so big and split level, compared to small alternatives at the same price point.

They lived at the property until 2018, making a number of practical improvements, and it has been let since, however Filip & Stella continued to be invested in maintaining the property well.

With the recent changes in the rental sector, they’ve reluctantly decided it’s finally time to sell, making this a vacant and chain free purchase for (you) the new owners!

Light, Space & Flow
Originally a Victorian pub built around 1900, this building was tastefully converted in 2007 to create a collection of spacious apartments that retain much of the building’s original charm, with part of the old pub garden now an alluring communal courtyard entrance.

Flat A spans most of the ground floor and lower floor, giving it a rare sense of separation and flow, closer to a house layout than a typical London flat.

The generous living spaces feature high ceilings and large windows, while the bright kitchen–diner with newly installed cabinet doors, benefits from direct afternoon sun.

The main bedroom on the same floor as the lounge has a convenient en-suite bathroom with shower, while the second bedroom on the lower floor stays cool in summer and warm in the winter. The bonus room and additional guest bathroom make it a versatile option for professionals, sharers, or families alike.

The flats in the building also benefit from being ‘share of freehold’ and all have access to a communal bike shed (accessed in the courtyard) – ideal for cyclists or commuters. 

Upgrades & Improvements
Filip and Stella have ensured the property remains in excellent condition, both structurally and functionally, making the flat ready to move into and enjoy straight away. 

Key upgrades include:

• Roof and façade repairs (2022) – carried out proactively with the joint freeholders
• Combi boiler replaced (2017) – modern and energy efficient
• New fuse board installed (2022)
• Kitchen cabinet doors replaced (2025)
• Positive pressure ventilation system installed – limiting the risk of damp
• All windows resealed - to prevent drafts and improve energy efficiency.

Connectivity & Transport Links
Lee Church Street is perfectly positioned between Blackheath, Hither Green & Lewisham Stations, meaning you have 4 separate train lines to commute to and from.

Blackheath has one line, Hither Green has two lines (progressing to Lee & Grove Park) & Lewisham is where both the above meet, with the addition of the Catford Bridge line and the start of the DLR (perfect for Canary Wharf).

Blackheath (Zone 3) is the closest, a 900 metre walk (0.6 miles), Hither Green (Zone 3) not far behind 1.2km (0.8 miles) and Lewisham (Zone 2) is the furthest to walk, but still only 1 mile (1.6km) - and would save on the travelcard (being Zone 2).

From Lewisham the connections to some of the most useful stations are double quick, with the other lines not far behind:

• London Bridge - 8 minutes
• Cannon Street - 16 minutes
• Charing Cross - 18 minutes
• Canary Wharf - 17 minutes (On the DLR)

For drivers, the South Circular is close by, connecting quickly to the A2 (for the Blackwall Tunnel, O2 Arena or Bluewater) and the M25. 

Community & Lifestyle
The North East corner of SE13 is one the boroughs best-kept secrets – residential and full of local charm, yet super close to Blackheath Village - and much more affordable.

Just a 300 metre stroll away is Manor House Gardens, a stunning local park with a central duck pond, offering beautifully landscaped parkland with a café and tennis courts.

St Margaret’s Primary School (rated Outstanding by Ofsted) is just 320m away, and John Ball Primary (1.1km away) is another popular local option.

For day-to-day needs, M&S Food and Lidl are nearby (320m and 800m respectively) and Sainsbury’s (965m away) is just a bit further. Meanwhile, Blackheath’s independent cafés, restaurants, and pubs are within easy reach – whether you’re meeting friends at Montpeliers or browsing the weekend farmers’ market on the Heath.

More From Filip & Stella - the Owners:

What features of this property appealed to you when you were buying?
We loved that it didn’t feel like a flat – the split-level design and high ceilings gave it a real sense of space and character. Having two bathrooms and large rooms were really important for us at the time, and nothing else that we looked at compared size wise.

What permanent improvements are you most proud of?
Probably installing the positive pressure unit, repaired a hallway leak, and jointly arranged roof and façade works in 2022. We were a little anxious having a lower ground floor section, but fortunately have never suffered from any damp issues.

How’s the internet speed at the property?
Excellent – we opted for Openreach up to 76 Mbps (which we understand has an upgrade to 1.6 Gbps planned), but we believe others in the building have Virgin Media which is already 1 Gbps available now.

Favourite local spots?
We love Manor House Gardens - such a lovely park just five minutes away, and Blackheath’s cafés and shops are nearby for a lazy weekend stroll or coffee.

Any restrictions that you're aware of?
No, only good ones, like that ‘for sale’ boards aren’t permitted by the lease – which helps keep the smart appearance.

Tenure: Share of Freehold
Ground Rent: £0
Service Charge: £221 per month (inc. Insurance & Reserve Fund)
Council Tax: Lewisham Band C (£1897.89 pa)
EPC: C Rated (Completed in 2023 - Expires 2033)