Salters Hill, London, SE19

A characterful and well-balanced two-bedroom top-floor flat within an elegant Victorian conversion on Salters Hill, directly overlooking Norwood Park and enjoying far-reaching views both front and rear. Offered to the market with a share of freehold, our new owner will join an active crew of co-freeholders who are ever-present custodians of this lovely building.

Occupying the upper level of this handsome period building (making it ever so quiet!), the flat measures approximately. 679 sq ft, with a layout that feels practical and well-proportioned. The living / dining room spans over 17 ft in width, with three tall sash windows drawing in light and framing uninterrupted green views across Norwood Park. It’s a calm, open space with original timber floorboards underfoot and a working fireplace providing essential character. There is ample room here for both a generous seating area and a full dining table without compromise, think 6-8 guests, easy.

The separate kitchen sits just off the main living space. It has solid wood worktops, a gas hob and good storage, with the original pine flooring recently restored (2025). The finish is simple and honest, with dark tiled mosaic splashbacks and open shelving adding depth (and practicality). A new boiler was installed in 2024, so no fears there.

Both bedrooms are quietly positioned to the rear, each with elevated views stretching across rooftops towards the Crystal Palace tower (iconic, or what!). The principal bedroom is a comfortable double (14’0 x 10’4) with plentiful built-in storage. The second bedroom (approx. 10’6 x 9’10) works well as a guest space or study, child’s room (you never know!) with a bright aspect and a bold accent wall adding character.

The bathroom is cleanly finished with white metro tiling, a full-sized bath with overhead shower and a pebble-style floor. It is straightforward, practical and well-maintained, and will be looking fresh for years to come.

One of the defining features of this building is the communal garden. All residents of 66 and 68 Salters Hill have full use of the extensive lawned space, including a recently added decking area suited to summer gatherings and a communal shed for storage. It’s an unusually generous outdoor setting for a conversion of this size and scale, providing a great social space for the block (who are pretty close and very social, most will be glad to hear).

If you’re craving a larger green space than the communal garden, Norwood Park is directly opposite, with its Montessori nursery, skate park, and social dog walking. There are also pretty epic views over central London from the park, with the skyline soaring over the green space. For longer walks, dogs and their owners will be happy to hear that Crystal Palace Park is a short stroll away, and Dulwich Park is also within walking distance. For the sporty, if you like your Parkrun hilly, you’ll love Saturday mornings at Crystal Palace for a friendly 5k.

Transport-wise, you’re spoilt for choice. Gipsy Hill station, with its links to London Bridge and Clapham Junction, is 0.4 miles away, so less than ten minutes’ walk. Don’t forget to say hello to Fanny, the resident station cat who’s something of a local celebrity. Nearby Crystal Palace station will also take you to Canada Water and Shoreditch High Street on the East London Line.

One of the great things about Salters Hill is that you find yourself between West Norwood & Crystal Palace. Locals love the Crystal Palace triangle, with its gastro pubs, cafes, restaurants, and vibrant mix of independent shops. You can grab a brunch at Bloom Café, a film at the Everyman Cinema, or a class at The Yoga Edge. West Norwood has also developed a strong local scene over the past few years; it has a Picturehouse Cinema, a library, and several supermarkets, including Sainsbury’s and Tesco.

The Gipsy Hill brewery is a five-minute walk away (if that), being one of London’s leading craft breweries; locals are proud that they call SE27 home. Their taproom serves the freshest beer you can get, keeping you watered when they host sporting events on screen. But it’s not just sports that they show; it’s often home to many live events, and they feature a rotation of street food vendors, too.

Speaking of food, The West Norwood Feast is a well-regarded independent food festival held on the first Sunday of the month, with rotating street food traders, craft beer, and outdoor seating. Other foodie choices include Crystal Palace’s answer to Borough Market, Haynes Lane, which brings together local food producers and small sustainable farmers on a Saturday. Swing by Crystal Palace Park on a Sunday and you can catch the outdoor food market and grab a coffee and breakfast at the family-friendly Brown and Green café.

For pubs, popular ones include The Great North Wood, which has a beer garden and holds regular events, and of course, there’s the excellent Knowles of Norwood, which does a solid brunch and fab coffee as well as all your favourite beers on tap.

For schools, the area has several good options. Julian’s Primary and Elm Wood Primary are both nearby and rated Good by Ofsted. Rockmount (outstanding) and St Joseph’s are highly sought after, and The Norwood School & Kingsdale are also very good local state schools.

Tenure-wise, the flat has a share of freehold, and from a management perspective, the freehold is shared between seven of the eight flats across 66 and 68 Salters Hill. The building is run via Salter Homes Limited, currently with three directors. The service charge is £510 per quarter, reviewed every other year at the AGM. There is currently just over £15,000 held in the sinking fund. Planned works include external redecoration of number 66 (number 68 has recently been completed) and refurbishment of the internal communal areas, with budgets allocated and plans under review. Future considerations include resurfacing the entrance flooring, stairs and garden access. Of course, the new owner can choose to have an influence in the direction of works and will have full visibility of the costs, which we know will be covered by the existing sinking fund (or “reserve fund” for those less familiar with the terminology). Trust us, buildings with this much consideration and financial planning given to their maintenance and upkeep are rare!