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For Sale 4 Bedrooms 3 Bathrooms 0 Reception£1,350,000
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Kirkwood Road, London, SE15 - £1,350,000

Once a hosepipe factory, this unique building is now a contemporary home with an inspired interior. The building at the front was the coach house for the warehouse, you've gated off street parking for one car and parking along Kirkwood Road is unrestricted. Entrance steps are reclaimed railway sleepers and the inside hallway is laid with Concreate tiles, a biodegradable concrete. Lighting is recessed into the hall floor and ceiling, there's a coat/shoe cupboard by the front door and bedrooms either side of the hall. Parquet flooring is laid in every ground-floor bedroom, old school cast iron radiators are fitted and windows are large, frequent and all contemporary. On the left is the master bedroom with bespoke floor-to-ceiling wardrobes, thick-cut integral wall shelves, matt white window shutters, modern casement windows and an exemplary en suite shower room. The walk-in wet area is large and has a ceiling-mounted rainforest shower rose, there's a bespoke concrete basin, Duravit fittings, a tall heated towel rail and Yust porcelain tiles. The door to the en suite is made from floor-to-ceiling opaque glass supplied and fitted by a commercial company. Opposite is a second double bedroom (parquet floor, cast iron radiators) with a dual aspect. The side window has external electronic shutters and the patio door leads to a walled courtyard. There's a family bathroom with a bespoke concrete basin, oversize bathtub, mixer shower and wall-to-wall mirrored vanity units. At the rear is a third large double bedroom and a utility room with a Potterton boiler, butler's sink and wall-mounted taps, airing cupboard, plumbing for a washing machine, huge water tank and shelves. The final bedroom at the rear has been converted into a superb dressing room with clothes and shoe storage on every wall and spotlights fitted across the ceiling. A useful under stairs cupboard will store a pull-along vacuum.

Look at the stairs. They're covered in wide plank limed larch which continues across the entire upstairs living space. Element7 supplied the floor. There's a blue glass balustrade and radiators are dug into walls either side of the staircase. The house is beautiful until now. Now it's becomes extraordinarily beautiful.

Upstairs is split as kitchen/dining space on one side and a vaulted reception opposite. The arrangement is perfect; although this is open-plan, zones are distinct. The beam vaulted ceiling is spectacular, the chimney breast still works and rests on a huge slab of concrete shelving that runs the width of this wall. Made-to-order wood framed sliding glass doors open from the reception and the dining area out to a very attractive terrace. Hardwearing iroko wood decking has been used here and herb beds hang over the wall. Kitchen units are white and topped by an oiled concrete worktop. There's a kitchen island, double cut-out sink, integrated appliances (a dishwasher and John Lewis fridge/freezer) and a freestanding Stainless steel Britannia range with a fish ring, detachable hotplate and double oven. Lighting has been carefully considered and Cattelan Italia bookshelves have been altered to fit one wall perfectly. There's a deep storage cupboard by a door that opens towards the second staircase. You'll find a West One shower room on the right with a huge wet area and a Just Rain shower rose. The wall-hung basin is ultra-wide and Italian Yust porcelain tiles line the floor and walls. Upstairs is a fifth bedroom, currently used as a home office. Eaves storage has been added and wall-to-wall, floor-to-ceiling French doors open to a large roof terrace. To give uninterrupted views of the Shard, Venetian top fencing has been cut to form viewing frames. We're told this terrace is the ideal suntrap.

You're a few minutes' walk to two zone 2 stations. Peckham Rye has trains to London Bridge, Victoria, Blackfriars, City Thameslink, Farringdon and St Pancras plus London Overground links to Clapham Junction, Canada Water, Whitechapel, Shoreditch, Hoxton, Dalston Junction and Highbury & Islington. Trains from Queen's Road travel to London Bridge and Victoria and this station also has the same London Overground services as Peckham Rye. Local schools include Ofsted 'outstanding' John Donne and Bellenden primaries while older children can easily get to any of the three OFSTED "outstanding" secondary schools: St Thomas the Apostle, Harris boys' and Harris Girls' at Peckham Rye, or Kingsdale. Being just off Nunhead means you're moments away from a landscaped village green with a playpark plus independent eateries, pubs, fishmonger, butcher, bakery and florist. Rye Lane is handy for a supermarket, several high street chains (Boots, Argos, and WHSmith) and an independent multi-screen cinema. Local restaurants include two favoured by restaurant critic Jay Rayner (Artusi and The Peckham Refreshment Rooms) while hip bars and artists' studios are plentiful.
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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