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2 bed flat for sale London, SE26

Asking price

£450,000

Added on 27/09/2026

Type: Flat
Bedrooms: 2
Bathrooms: 1
Size: £523 per sq ft
Tenure: Share of freehold

Key features

Superb 2 bedroom 2nd floor apartment
Set within a beautiful new building block
Contemporary interiors throughout
Spacious open-plan living space
Share of Freehold
Secure bike cupboard at the property
Communal garden
Moments from Crystal Palace Park

About this property

Set in a beautiful new building, moments away from Crystal Palace Park, this superb 2 bedroom flat boasts spacious living with contemporary interiors throughout and an access to a communal garden.

Hyacinth House is ideally located for the range of amenities at Crystal Palace and Sydenham. The open green space of Crystal Palace Park is moments away.

Floorplan

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 mile

Priced above 63% of the 2-bed flats for sale nearby right now.

This home, £450,000 Median £400,000 · £300,000 – £505,000

Per square foot

£523 4% under

2-bed flats nearby £545

Against sold prices

12% under

SE26 sold median £594 / sq ft, 657 sales

Compared with 100 2-bed flats for sale within 1 mile, 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

London, SE26

Open map Street View

Mortgage and stamp duty

Property price £450,000

£225k £675k

Deposit10% £45,000

£0 £450k

Interest rate 4.5%

0.5% 15%

Repayment period 25 years

5 years 40 years

A £405,000 mortgage. Most lenders would want a household income of about £90,000 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