Summary - 33 HENSFORD GARDENS LONDON SE26 6JG
1 bed 1 bath Flat
Spacious 500sqft one-bedroom with balcony, communal garden and excellent transport links.
- Top-floor one-bedroom with west-facing balcony and far-reaching views
- Purpose-built mid-century block with caretaker and communal vegetable garden
- Spacious 500 sq ft plan: large reception, eat-in kitchen and good storage
- Excellent transport: Sydenham (10 min) and Forest Hill (15 min) walk
- Double glazing, fast broadband and excellent mobile signal
- Leasehold with c.88 years remaining — review mortgage/renewal implications
- Service charge £1,863 pa; ground rent £10 pa — ongoing costs to budget
- Local area: good green spaces and schools but flagged as deprived
This third-floor, one-bedroom flat in SE26 offers a well-laid-out 500 sq ft layout with a large reception, eat-in kitchen and a west-facing balcony with far-reaching views. The building is a low-rise, mid-century purpose-built block with active residents, a caretaker and a walled communal vegetable garden — useful extras for social living and low-effort outdoor space.
Transport and local life are strong selling points: Sydenham and Forest Hill stations are a 10–15 minute walk, giving good Overground and rail links, plus the 176 bus into central London. Nearby green amenities include Sydenham Wells Park, Crystal Palace Park and Horniman Gardens. Local shops, cafes and restaurants on Kirkdale and Sydenham Road are within easy reach.
Practical facts to note: the flat is double-glazed throughout and benefits from fast broadband and excellent mobile signal. Service charge is £1,863 pa and ground rent £10 pa. The property is leasehold with approximately 88 years remaining — enough for many buyers but something to review if you plan long-term ownership or mortgage options.
Suitability: this is a strong option for a first-time buyer or someone downsizing who wants roomy living space, good transport links and local green amenities. It also has potential as a rental investment given the location and connections, though the lease length and service charge should be factored into affordability and valuation.
Known negatives: the area scores as deprived in local statistics and crime is average; there may be pressure on services. The lease term (88 years) and ongoing service charge are material considerations for mortgage lenders and future costs. The flat is presented in tidy order but buyers seeking a turnkey luxury finish may want to update certain fittings over time.
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