2 Bedroom Flat, Sylvan Hill, London, SE19

A smart two-bedroom first-floor flat set within a substantial red-brick period building. Offering a share of freehold, two bathrooms, off-street parking to the front and easy access to the Triangle, Park & Station.

The heart of the flat is its open-plan kitchen and reception, and it's a genuinely impressive room — 18'4 x 15'10, with a wide bay window framing a green, treetop outlook and drawing in plenty of light. There's easily space to both sit and dine, wood flooring runs throughout, and a curved, recessed-lit ceiling detail lends a bit of character overhead. The kitchen is tucked neatly to one side and divided off by a breakfast bar: high-gloss units, stone-effect worktops, glass-fronted cabinets, a gas hob, oven and chimney extractor, with a striking patterned splashback behind the hob. It's a sociable, well-considered space — the sort of room that works equally well for nights in front of Netflix, or having all your mates over for dinner.

The principal bedroom is a comfortable double of generous proportions (14'5 x 11'2), kept bright by two large windows, with wood flooring underfoot, wardrobes already in place and the convenience of its own adjacent bathroom — a full bath with a shower over, basin and WC, and the welcome touch of a window for ventilation and natural light.

The second bedroom (9'2 x 7'2) is the smaller of the two, but is by no means a small room; it works as a small double or large single and will make a great home office, guest room or simply a bit of breathing space away from the open plan living room.

Adding real practicality is a second shower room off the hall, smartly finished with a corner shower enclosure, illuminated mirror, basin and WC. Two bath and shower rooms in a two-bedroom flat isn't something you come across every day, and it makes a genuine difference day to day.

The building itself is a fine example of the area's red-brick period stock, set back from the road behind a low brick wall with off-street parking to the front — no small thing around here. There's no private garden, but Sylvan Hill lives up to its name with greenery all around, and you're spoilt for proper open space just minutes away.

Location-wise, the flat is 0.4 mi away (or a 10 min walk according to Google Maps) from the Triangle, where you are spoilt for choice with restaurants, pubs, brilliant eateries, vintage clothes & furniture shops, art galleries, and even an Everyman Cinema. There’s also a yoga school and a variety of coffee shops, from the indie artisanal variety to the bigger chains; one of our faves is “Four Boroughs”. Their Falafel and Kimchi wraps and Cinnamon Swirls are as good as their coffee!

There is a reasonable-sized Sainsbury’s and the fabulous Crystal Palace Food Market down Haynes Lane, which operates every Saturday and offers the best from small, sustainable farmers and local food producers. Think of it as a local Borough Market with a distinct Crystal Palace vibe!

The Park & Crystal Palace Station are 0.7 mi from the flat (or a 15 min walk according to Google maps). Crystal Palace Station provides direct access to London Bridge and Victoria. The park offers endless opportunities for outdoor activities, from jogging and cycling to picnics and nature walks. The famous Crystal Palace sports centre is shortly undergoing a major revamp, which is a huge boon for the area and its residents.

Tenure-wise, the flat has a share of freehold, and as such there is no ground rent, and the service charge is a very reasonable £120 per month. We tend to find most share of freehold buildings have little to no service charge which is a false economy as dealing with issues reactively is often more expensive, so having this service charge here ensures the building is well cared for in a proactive manner. Notably, there is currently £30,000 in the sinking fund (reserve fund).