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Sold 3 Bedrooms 2 Bathrooms 3 Receptions£1,200,000
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Honor Oak Rise, Forest Hill, SE23 - £1,200,000

This short row of Georgian homes are some of the oldest in the area, most likely built from clay bricks made at the factory then open at One Tree Hill. Original features on the ground-floor include an arched entrance and panelling in the hall, turned wooden handrail on the staircase and fireplace in the reception.

You have 1780sq.ft. of living space and a layout you can adapt to suit your needs. Today it's used as a 3-bedroom, 2-reception house, with the second reception on the first floor. But with a large kitchen, front reception and rear conservatory, you wouldn't be short on living space should you need an extra bedroom.

The kitchen overlooks a large south-facing patio which leads up to a magical garden expertly planted with a vast range of plants and trees (acer, lilac, willow, anemones, roses and wildflowers). There are two decked terraces, one at the front of the garden and a secluded spot at the very rear. The garden is surrounded by the nature reserve and you have lovely views of the exceptional homes found on this street. There's also a useful garden shed.

Being such a sunny house, glazing in the conservatory and second-floor dressing room/study has been treated with solar film There isn't a dark corner in this house and the upper floors have very good ceiling height. The first floor has a split landing with a bathroom, separate loo, airing cupboard, large rear-facing double (used today as the master bedroom due to the garden views) and enormous reception/fourth bedroom. On the second floor are two large doubles with fitted wardrobes, a study/dressing room and an en suite. From the front of the house you can see right across London's iconic skyline. There is ample street parking outside the house, being a non-through road.

One Tree Hill (named after Queen Elizabeth I picnicked under a tree here) is an unspoiled nature reserve and very pretty cut-through to the town centre past St Augustine's church. Regular trains run to London Bridge and Victoria while London Overground services link to Canada Water, Shoreditch, Hoxton, Dalston Junction and Highbury & Islington. There's a superb deli, and some outstanding restaurants including a sourdough pizza restaurant, tapas bar, award-winning Indian and fine-dining Italian. Fairlawn Primary and St Francesca Cabrini primary schools are both very close while older kids can attend either Harris academy at Peckham Rye, Sydenham Girls', Forest Hill Boys' or Kingsdale. Nearby independents include St Dunstan's, Dulwich College, Alleyn's and JAGS.
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IMPORTANT NOTICE

Descriptions of the property are subjective and are used in good faith as an opinion and NOT as a statement of fact. Please make further specific enquires to ensure that our descriptions are likely to match any expectations you may have of the property. We have not tested any services, systems or appliances at this property. We strongly recommend that all the information we provide be verified by you on inspection, and by your Surveyor and Conveyancer.

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Tenant Letting Fees

Starting The Tenancy

Offer Accepted (subject to contract)

Tenants should budget for the following payments and charges when pursuing a rental property through Roy Brooks. All tenant charges are quoted INCLUSIVE of VAT.

Pre-tenancy admin* (includes referencing and tenancy agreement) £195 per tenant

Holding deposit* 2 x week's rent*

* if you pay a holding deposit and later withdraw, you will lose part or all of the above. If your referencing proves satisfactory and you proceed to move in, the holding deposit will be set off against the initial rental payment, (you do not make this payment twice). If you fail to attend your check in or check out at the right time and a further appointment has to be made, a rebooking charge of a further 50% will be payable.

Pre-move-in payments

Once all tenants have passed referencing you will need to make the following payments available as cleared funds before signing contracts prior to move-in:

Security deposit 6 x week's rent

Rent (less the holding deposit already taken, as above) 1 x month's rent

These charges may vary depending on an individual landlord's requirements. However further rents must be paid by standing order from a single nominated UK bank account. If any amendments should be negotiated to the tenancy agreement, there will be an additional charge of £120.

THIS CONCLUDES THE PAYMENTS AND CHARGES ASSOCIATED WITH MOVING-IN

Ending The Tenancy

At the end of the tenancy, the following charge will fall to the tenants

Inventory Checkout from £78 - £204

Renewals

Negotiation and preparation of renewal tenancy agreement £120 per tenancy

Early release charge

If for any reason, one or all tenants request to end the tenancy earlier than the end date in your tenancy agreement, your landlord does not have to agree, however if an agreement can be reached, it will be subject him/her being reimbursed for any financial loss he/she might suffer as a result. This may include:

All tenants

A pro-rata reimbursement of the letting fee already paid by your landlord to us calculated as a daily rate from the date you desire to leave until the contractual end of the tenancy: Variable

The landlord's cost of the preparation of a new agreement £120

An individual tenant

The landlord's cost of the preparation of a new agreement £120

The new tenant's cost of referencing/ tenancy agreement & admin £195

The cost of an interim inventory check-in and check-out £125

Deposit protection scheme registration, including administration charge £30

Roy Brooks is a member of the Property Ombudsman Scheme. Further details can be found at www.tpos.co.uk