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For Sale 3 Bedrooms 1 Bathroom 2 Receptions£1,100,000
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Pellatt Road, East Dulwich, SE22 - £1,100,000

This home has given many happy years to a family who taken the trouble to make costly improvements. It measures over 1400sq.ft, the stairs have been renewed and a new kitchen with new dishwasher, fridge/freezer and washing machine, was fitted last summer. Living space on the ground floor is wonderfully light; there's a sweeping double reception with high ceilings, bespoke storage and an engineered wood floor. Handleless white kitchen units have been chosen for the kitchen, there's a stainless steel built-in oven, inset gas hob, dishwasher and fridge/freezer. A door opens to the garden which has raised beds planted with grasses, bamboo, flax, a palm and a silver birch. There are two large double bedrooms and an equally large bathroom on the first floor. Both bedrooms have exposed floorboards and the second bedroom has heaps of fitted cupboards and shelves to enhance its use as a home studio/office. There's a separate loo and a beautiful rear bathroom with hand-built shower area and centrally placed bath. The top-floor bedroom was once two bedrooms, is absolutely huge, has a large skylight, double aspect, wall-to-wall eaves storage and exposed roof joists.

North Dulwich and East Dulwich stations have regular trains to London Bridge and West Croydon and both are within 10-15 minutes' walk away. Most buses along Lordship Lane travel past Denmark Hill Station (under 7-minutes' away) for zone 2 trains to London Bridge and Victoria plus London Overground links to Clapham Junction, Canada Water, Shoreditch, Hoxton, Dalston Junction and Highbury & Islington. If you prefer a scenic trip into town, you can bus it up to the City and West End and night-bus it home again. Local schools include Heber, a new Harris primary and Charter secondary in East Dulwich, two OFSTED "outstanding" Harris academies at Peckham Rye and some of the UK's best independent schools (Alleyn's, JAGS and Dulwich College). Lordship Lane is alive with independent retailers, some excellent high-street chains (Sweaty Betty, JoJo Maman Bebe, Gourmet Burger Kitchen), a Picturehouse cinema, bars, restaurants, a Co-op supermarket and an M&S Food Hall. Northcross Road holds a weekly market, gastro pubs are two-a-penny and beautiful green spaces are found at Peckham Rye and Dulwich parks.
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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.


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.


Ending The Tenancy

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

Inventory Checkout from £78 - £204


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