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Sold 5 Bedrooms 0 Bathroom 4 ReceptionsGuide Price £1,175,000
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Garlies Road, Forest Hill, SE23 - Guide Price £1,175,000

You won't find many homes as large or lovely in the area. Such epic proportions are almost unheard of, made possible here as the enormous 5-room basement mirrors the floors above. As rooms on all floors match those above/below them, you gain even space throughout the house. What's particularly exciting about this house is the ability to convert the cellar/basement into a separate dwelling (with planning permission), a nanny/granny/noisy teen flat or create a cinema, gym, and playrooms - you really could do them all. Living space on the ground floor is already enviable with a double reception, further reception, kitchen/breakfast room, family room and a conservatory.

There are lots of period features - matching fireplaces in the double reception and a working fire with marble surround in the reception across the hall. Intricate cornicing, high skirting and picture rails remain. Where floorboards aren't on show, well-chosen modern flooring is.

Bedrooms are all doubles, the landing splits and there are two shower rooms and there's also a separate loo. The garden has side access from the street, faces directly south and measures a lose-the-kids 131ft in length. This is one of the most becoming family homes we've seen for a while.

Forest Hill trains travel to London Bridge and Victoria while London Overground services link to Canada Water, Shoreditch, Hoxton, Dalston Junction and Highbury & Islington. Try The Dartmouth ARms, The Signal or The Sylvan Post for food and drinks, St David's or Canvas and Cream for light lunch and coffee and either delicatessen or the artisan buther for fridge treats. There's a Sainsbury's, contemporary leisure centre with a pool and a good selection of independent shops. Europe's largest Sainsbury's is a 5-minute drive at Bell Green. Local state schools include Haseltine ('outstanding"), Kilmorie and Perrymount (both "good"). Older kids fare well at The Sydenham School, The Forest School and Kingsdale. Some of the UK's top independents are a short drive (Alleyn's, JAGS, Dulwich College) while Sydenham High and St Dunstan's are even closer.
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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