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For Sale 5 Bedrooms 2 Bathrooms 2 Receptions£1,300,000
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Honor Oak Rise, Forest Hill, SE23 - £1,300,000

All three floors of this gracious home have high ceilings with original wide sash windows. The secluded 82ft south-facing garden, five bedrooms, kitchen/diner, two receptions, family bathroom, en-suite shower room and convenient utility room make this a home with “a good feeling”. In this sought-after location, you’re moments from “outstanding” local schools, London Overground trains and frequent buses.

With woodland to the front, right and rear, the house offers the peace and quiet of country living, along with the convenience of close transport links and shops. Honor Oak Park train station can be reached within ten minutes via a cut-through which takes you over One Tree Hill, designated as a Site of Special Scientific Interest (SSSI). A long-gone quarry above the top of the garden provided clay for the bricks used in the houses of Honor Oak Rise.

Original features include the large, classic porch and impressive entrance hall with an arch set into a high ceiling. To the left of the elegant staircase with original banisters is a box room which is furnished with fitted shelves and is large enough to hold several bicycles.

The grand floor-to-ceiling sash windows of the stunning front reception are fitted with the original working wood shutters, while its dramatic high ceiling features an ornate cornice. Walls in the rear reception/library are fitted with floor-to-ceiling bookshelves and the French doors open onto a secluded decked sun terrace. The spacious kitchen/diner has a quarry-tiled floor and large French doors to the sun terrace. Beyond is a long, functional utility room with a new Vaillant combination boiler and convenient third door to the terrace.

Over the kitchen is a rear mezzanine bedroom. This recently added room opens up the back of the house to the sun and serenity of the slopes of the garden. French doors lead to the newly renovated higher sun terrace (furnished with large roll-up awning) with a refitted wooden bridge to the garden. The room is currently used a study with bespoke shelving across one wall and a built-in desk along the facing wall.

Next to the stairs between the mezzanine and first floor is a handy cloakroom. On the landing, the bathroom is to the right, while ahead, at the front of the house, is the master bedroom with en-suite shower room. A magnificent floor-to-ceiling sash window with a central arch faces woodland and has a superb view over London. A large built-in wardrobe is conveniently located near the en-suite, which includes a double-width shower. The other bedroom on this floor has an original sash window overlooking the garden below and is furnished with a large built-in cupboard.

On the second floor at the top of the house, both bedrooms are doubles but it is the larger, almost 18ft wide front bedroom that embodies the grandeur of the Georgian period. Being the highest rooms in this tall building, they provide the most spectacular views in the house.

The south-facing garden is tiered with two lawns, a mature Mirabelle plum tree, shrubs, climbers and a wildflower and rockery area. The Rambling Rector rose at the top of the garden catches the last rays of the setting sun.

Honor Oak Park station has regular trains to London Bridge, Victoria, Canada Water and Dalston. Opposite the station is an excellent delicatessen and a Sainsbury's Local. You'll also find nearby a sourdough pizza restaurant, a tapas bar, a superb Italian and an award- winning Indian restaurant.

Buses run down Forest Hill Road towards Elephant & Castle and King’s Cross. Near the bus stop are popular brunch spots Norris & Knight and French Café Bistro and the wide spaces of Peckham Rye Park are a little further on. To the west are the cafés, bars, markets and boutiques of East Dulwich.

St Francisca Cabrini and Fairlawn, the two nearest state primary schools, have been rated “outstanding” by OFSTED, as have both of the Harris secondary schools at Peckham Rye. Some of the UK's best independents are a short drive away: Alleyn's, Dulwich College and JAGS.

Jonathan Sale, the house’s present owner, explains: "It’s a magical spot to live in. I always swore that I would never leave this terrific house and I have stuck to that for 42 years. Then I met a woman (see my article on the Guardian website) who thought exactly the same about her North London house...” ...Read Less

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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