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Sold 5 Bedrooms 4 Bathrooms 3 Receptions£1,395,000
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Westwood Park, Forest Hill, SE23 - £1,395,000

Designed with today's families in mind, this luxuriously huge semi can house the largest of broods. The ground-floor has a family room, large utility, integral garage, downstairs cloakroom, under stairs storage and a fabulous rear kitchen/diner. Integrated kitchen appliances include a wine cooler, dishwasher and fridge/freezer; the brand-new double oven is column-fitted, there's a countertop hob and a hard-wearing composite worktop. The kitchen island has a breakfast bar, units are high gloss and durable engineered wood is laid across all floors in the house. The whole ground floor has underfloor heating and a Control 4 lighting system that can be operated by a tablet or smartphone. Two sets of bifold doors open out to the garden, but they don't just 'open out', they twist and turn flat too.

Most fortunately, the garden faces exactly south west and backs directly onto the Horniman Museum and Gardens. Landscaping has created a deep lawn, an al fresco stone patio and planted flowerbeds.

Four of the bedrooms are doubles while the fifth is a very large single. Three of the bedrooms have contemporary en suites with sliding opaque glass doors, concealed plumbing, back-to-wall W.C.s and thermostatic showers. But you may wish to reserve the luxurious top-floor en suite for yourself. Bathe under the stars in a freestanding bath positioned under a large Velux; use the large walk-in shower when you're hurried and we're hoping the twin sinks will enhance your relationship. All 58m2 that is the second floor is devoted to this very special master suite, which could, should you wish, be simply converted into two huge 20ft bedrooms. This vast bedroom also has a welcome triple aspect.

The media system is wired throughout the entire house and enables fast broadband connection, audio play, telephone links and television set-up. A security alarm and CCTV have also been added to the house. Off-street parking is available on the front drive, parking is unrestricted along Westwood Park and there's also an integral garage. Windows throughout are double-glazed wood sash with many rooms having two or more windows.

Families flock to this area due to the schools, easy access to Forest Hill centre and family-friendly amenities. Horniman Primary (OFSTED 'good') gets excellent results and has a small village-like feel, Fairlawn (OFSTED 'outstanding') is superb while older kids can go to The Forest School, The Sydenham School or Kingsdale. Nearby independents include some of the best in the UK - Alleyn's, Dulwich College, JAGS, St Dunstan's and Sydenham High.

Forest Hill trains link to Victoria and London Bridge and London Overground services will get you to Canada Water, Whitechapel, Shoreditch, Hoxton, Dalston Junction and St Pancras. There are many good places to eat and drink in Forest Hill, try the spit roast chicken at The Signal, brunch or feature pop-up nights at St David, a burger or wine at Canvas & Cream or anything from the menus at The Sylvan Post or The Dartmouth. A large Sainsbury's takes care of the weekly shop, the artisan butcher is superb and there are two delicatessens. Many good independent shops are to be found among high street chains (Boots, WH Smith) including boutiques, a haberdashery, picture framer and florist. Forest Hill Pools is a contemporary building with a gym and Horniman Museum has won awards. Walk to Sydenham/Dulwich Woods or Peckham Rye on a fine day.

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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