Summary - 102, Goodrich Road SE22 0ER
1 bed 1 bath Flat
Characterful one-bedroom with garden and home office, moments from Lordship Lane.
Bright Victorian sitting room with bay window and original fireplace
Recently refurbished kitchen with integrated appliances and breakfast bar
Private mature garden plus insulated, fully powered garden office
Good transport links; close to Lordship Lane and multiple stations
Share of freehold; service charge is ad hoc (variable costs possible)
EPC E and solid brick walls without known insulation — future upgrades likely
Council Tax Band C described as affordable; no flood risk
Primary school 0.1 miles (Goodrich) rated Requires Improvement
Light-filled Victorian ground-floor flat with a private garden and a fully powered, insulated home office — ideal for a first-time buyer seeking character and practical space. The sitting room’s high ceiling, bay window and original fireplace give immediate period charm, while the recently refurbished kitchen and stylish bathroom add contemporary convenience.
The bedroom includes built-in wardrobes and storage, making good use of the flat’s 590 sq ft. Outside, the mature, not-overlooked garden is a genuine extension of the living space for relaxing or entertaining. The separate garden office is a strong asset for home working or a hobby studio.
Practical points: the property is share of freehold with an ad-hoc service-charge arrangement, mains gas central heating and fast broadband. There is no flood risk, mobile signal is excellent and council tax is described as affordable. Local transport is strong — several nearby stations and easy access to Lordship Lane’s shops and restaurants.
Transparent drawbacks: the EPC is an E rating and external walls are solid brick with no known insulation, so future energy upgrades are likely. The immediate primary school (Goodrich) is rated Requires Improvement — though several well-regarded primaries and outstanding secondary options are close by. Service charges are ad hoc, so buyers should budget for unforeseen communal costs.
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