Highfield Hill, Stubbs House, SE19

A smart two-bedroom first-floor flat in Stubbs House, a quiet brick-built block set back from Highfield Hill behind mature trees, with off-street parking to the front and established communal grounds around it.

The flat is in very good order throughout and ready to move straight into. The reception room is the space that does the heavy lifting: generous enough for a corner sofa and TV area at one end, with a proper dining table at the other. Sage-green and soft-grey walls, wood-effect flooring and a wide run of glazing give the room a calm, considered feel, with a genuinely green outlook over treetops rather than straight into another flat. It works just as well for a quiet evening in as it does for dinner with friends.

The kitchen sits just off the reception. It is compact and galley-style, but well planned, with grey gloss units, marble-effect worktops, white metro tiling, an induction hob, integrated oven and extractor, plus space for a washing machine and tall fridge-freezer. Everything is where it should be, and it holds more than its footprint suggests.

The principal bedroom is a proper double, with built-in wardrobes and the same leafy outlook. A teal feature wall adds depth without shouting. The second bedroom is currently arranged with bunks, but would work just as well as a home office, nursery or guest room. There is also access to a bit of a loft space for storage, which is not usually found in a flat like this, and a big bonus!

The bathroom is a real highlight. There is a bath with a shower over and a glass screen, tongue-and-groove panelling, a deep blue feature wall, patterned encaustic-style floor tiles, a wall-hung vanity and black tapware. It has clearly been thought through rather than simply replaced, which matters because this is exactly the sort of room that is expensive and disruptive to sort out yourself.

Outside, Stubbs House sits within established communal grounds, with mature trees, hedging and lawn creating a green, screened setting. There is off-street parking to the front of the building for visitors, and the flat has its own allocated space at the car park to the rear.

The location is straightforwardly good. Highfield Hill is around half a mile from the Triangle, close enough to walk to dinner, coffee, the cinema or the Saturday food market without it feeling like a mission, but far enough back to feel properly residential. The Triangle has a strong independent scene, with coffee shops, wine bars, restaurants at every level, and the Everyman Cinema. Haynes Lane food market has become a proper local institution, drawing producers from across the region every Saturday.

There is excellent green space close by, too. Westow Park is nearby, with almost seven acres and a playground. Upper Norwood Recreation Ground is a short walk away at the end of the road, with 19 acres, free tennis courts and open grass. Crystal Palace Park is also within easy reach, offering 200 acres of Grade II listed grounds, the refurbished Victorian dinosaurs, boating lake and the National Sports Centre for the gym and squash.

Transport is strong. Gipsy Hill station is around 0.9 miles away, with direct trains to Victoria. Crystal Palace station is also around 0.9 miles away, with Southern services to London Bridge in around 15 minutes and the Overground Windrush line running through to Shoreditch and Dalston. Norwood Junction is also within easy reach down South Norwood Hill, which gives direct access to London Bridge & The City in only 15 mins. Three useful options, none of them a stretch.

Parking - Off street