1/27
£2,300,000
House · 5 beds · 5 baths · 2,484 sq ft
Fountain Drive, London, SE19
0.05 miles away
Freehold
1/20
1/20
2 bed flat for sale Sydenham Hill, London, SE26
Asking price
£475,000
Reduced on 29/09/2026
Reduced on 29/09/2026
- Type
- Flat
- Bedrooms
- 2
- Bathrooms
- 2
- Size
- £609 per sq ft
- Tenure
- Leasehold
EPC Energy rating band C 72 potential B
Highlights
From the agent's description
- Period property
- Period features
- High ceilings
About this property
Situated in a sought-after location, this charming first-floor period flat offers two double bedrooms, a bright reception room, a fitted kitchen and a family bathroom, with high ceilings and large sash windows. Ideally located close to Crystal Palace Park, the Triangle and excellent transport links.
Situated in a highly sought-after location, this charming first-floor period flat offers a wonderful blend of character, space and convenience. The property comprises two generous double bedrooms, a bright and spacious reception room, a fitted kitchen and a family bathroom.
Floorplan
Energy performance
Energy rating band C 72
Current
Potential
92+
A
81-91
B
Potential rating: 83 B
69-80
C
Current rating: 72 C
55-68
D
39-54
E
21-38
F
1-20
G
This home is rated band C, scoring 72 out of 100. The average British home is band D. Its certificate says it could reach band B (83) if the improvements it recommends were carried out.
Read from the certificate published with this listing, so it may not be the latest one. Check the government EPC register for the full certificate and its recommendations.
Council tax
Ask agent
Per year
- Band A£1,492
- Band B£1,740
- Band C£1,989
- Band D£2,237
- Band E£2,735
- Band F£3,232
- Band G£3,729
- Band H£4,475
The agent hasn't said which band this home is in; you can look it up on GOV.UK. In Lewisham, 2026/27 bills run from £1,492 a year in band A to £4,475 in band H.
Figures from MHCLG (Open Government Licence v3): the average bill for each band across Lewisham, including the typical parish precept, so a parish's own bill can differ a little. Discounts lower the bill, such as 25% off for an adult living alone.
Price guide
100 comparables · within 1.1 milesPriced above 78% of the 2-bed flats for sale nearby right now.
This home, £475,000 Median £400,000 · £300,000 – £526,000
Per square foot
£609 8% over
2-bed flats nearby £564
Against sold prices
3% over
SE26 sold median £594 / sq ft, 657 sales
Compared with 100 2-bed flats for sale within 1.1 miles, on the market now or already under offer. The range is the middle 80% of their asking prices. Sold prices are HM Land Registry sales in SE26 over the last 24 months, per square foot of EPC floor area. All sold £/sq ft in SE26 →
Location
Sydenham Hill, London, SE26
Mortgage and stamp duty
Property price £475,000
£237k £713k
Deposit10% £48,000
£0 £475k
Interest rate 4.5%
0.5% 15%
Repayment period 25 years
5 years 40 years
A £427,000 mortgage. Most lenders would want a household income of about £95,000 to support it.
A guide only, for a capital repayment mortgage. The rate you are offered and what you can borrow depend on your circumstances and a full application with a lender or broker. Your home may be repossessed if you do not keep up repayments on your mortgage.
Properties sold nearby
HM Land Registry sales nearby. Floor areas from Energy Performance Certificates where matched.
| Address | Type | Sold | Size | Size | £/sq ft | Price |
|---|---|---|---|---|---|---|
| Flat 4, Woodside Villa, 11, Sydenham Hill Flat / maisonette | Flat / maisonette | May 2025 | 807 sq ft £681/sq ft | 807 sq ft | £681 | £550,000 |
| 15, Sydenham Hill Detached | Detached | Sept 2024 | 3,111 sq ft £868/sq ft | 3,111 sq ft | £868 | £2,700,000 |
| Flat 5, Hyacinth House, 13, Sydenham Hill Flat / maisonette | Flat / maisonette | May 2024 | 850 sq ft £706/sq ft | 850 sq ft | £706 | £600,000 |
| 35, Sydenham Hill Terraced | Terraced | Feb 2024 | 1,453 sq ft £535/sq ft | 1,453 sq ft | £535 | £778,000 |
| Flat 6, Hyacinth House, 13, Sydenham Hill Flat / maisonette | Flat / maisonette | Sept 2023 | 915 sq ft £656/sq ft | 915 sq ft | £656 | £600,000 |
| Flat 3, Hyacinth House, 13, Sydenham Hill Flat / maisonette | Flat / maisonette | Mar 2023 | 850 sq ft £664/sq ft | 850 sq ft | £664 | £565,000 |
| 33a, Sydenham Hill Flat / maisonette | Flat / maisonette | Mar 2023 | 1,410 sq ft £511/sq ft | 1,410 sq ft | £511 | £720,000 |
| Flat 2, Hyacinth House, 13, Sydenham Hill Flat / maisonette | Flat / maisonette | Apr 2022 | 700 sq ft £632/sq ft | 700 sq ft | £632 | £442,500 |
Area insights
The neighbourhood around this property.
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