Croydon Road, London, SE20

A bright first-floor one-bedroom flat on Croydon Road, with a bay-fronted reception room, separate kitchen, a 112-year lease and a layout that feels considered and easy to live with.

The flat sits within an attractive period building and has a calm, settled feel throughout. The reception room is the standout space, with a broad bay drawing in plenty of natural light and creating a natural spot for a dining table. The current arrangement works well, with defined areas for seating and dining, while the deep blue feature wall adds depth and personality. Built-in bookshelves provide useful storage and give the room a more finished feel.

The kitchen sits separately off the entrance hall, with shaker-style timber cabinetry, dark worktops, good cupboard storage and a large window at the far end bringing in natural light. It is neatly arranged and has everything positioned logically for day-to-day use.

The bedroom is positioned to the rear and is currently arranged with a double bed, wardrobes, drawers and a desk, making it equally practical for someone who needs a work-from-home setup. There’s a nice finish with partially painted walls and double glazing.

The bathroom is well presented, with a bath and shower over, WC and basin, tiled walls, a radiator, and useful built-in shelving.

There is a nice consistency to the flat as a whole. The owners have used colour confidently through the reception room, hallway and bedroom, while the laminate flooring and artwork tie everything together. It feels personal and interesting without being overdone.

From a tenure perspective, the flat has approximately 112 years remaining on the lease. The service charge is £1,850 per annum and the ground rent is £300 per annum.

Location-wise, the flat has a particularly useful spread of transport options. Anerley Station is approximately 0.4 miles away and sits on the Overground’s Windrush line, giving direct connections towards Canada Water, Shoreditch and Highbury & Islington, alongside Southern rail services. Kent House is around 0.6 miles away and Penge East around 0.7 miles, with both providing direct Southeastern services into London Victoria.

Winsford Gardens is just along Croydon Road and is one of those small local spaces you might easily miss until you live nearby. It is looked after by Penge Green Gym, also known as the Friends of Winsford Gardens, a volunteer-led community group that maintains the gardens and has developed wildlife areas, planting, a pond, orchard and children’s play space. Volunteers meet there each week to look after the gardens and improve the biodiversity of the park.

Crystal Palace Park is also within easy reach, with the Thicket Road side giving access to the boating lake, the restored dinosaurs, children’s play areas and Brown & Green. There is a weekly food market every Sunday, while the Crystal Palace parkrun takes place on Saturday mornings.

Heading towards Crystal Palace, Anerley Road has some genuinely useful independent businesses including Café Chic, Bob Wines and Chatsworth Bakehouse, while continuing up the hill brings you onto the Triangle for the Everyman Cinema, restaurants, pubs, coffee shops, galleries and the Saturday market on Haynes Lane.