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Gedling House, Quorn Road, East Dulwich Estate, London, SE22
Fish Need Water
1-2 The Parade Dog Kennel Hill East Dulwich London SE22 8BQ
020 3199 3437
sales_and_lettings@fishneedwater.com
www.fishneedwater.com
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I'm really pleased to be selling this wonderfully presented two bedroom, third floor apartment on the ever popular East Dulwich Estate. Located at the rear of Quorn Road, it's an enviably quiet location but is close to enough to be super convenient for shops, ED station, Lordship Lane shops and Bellenden Road and it's fabulous choice of restaurants.You can reach London Bridge in just 13 minutes, or change at Peckham Rye (one stop and 3 minutes away) for the Overground services connection.

What the owner says:Gedling House has been a wonderful home for us over the past 10 years. We love the brightness and airiness of the place, and it has a nice mixture of the contemporary alongside some subtle traditional features (original 1930s pitch pine flooring, high ceilings and large windows).

Being based on the edge of the estate, surrounded by greenery, makes for a tranquil setting. The views are lovely - a large sycamore tree spans the front of the property, and from our kitchen window there's a beautiful tree-framed expanse right out to Canary Wharf and the O2 Arena.

We first lived here as just a couple, but it's been the perfect size for us to grow as a family. The kitchen and bathroom are more than functional, and the 3 main living spaces are a generous size. We used the second bedroom as a studio space for many years, and it's since comfortably shifted into a nursery since the arrival of our daughter nearly 2 years ago.

The block is quiet, with lovely neighbours - many of whom have been here longer than us! People say hello, help one another with shopping up the stairs and stop for a chat. There's a really nice sense of community.

The location has been perfect - nestled between Lordship Lane and Bellenden Rd, there's plenty of lovely cafes, independent shops, amazing restaurants (Ganapati, the Begging Bowl, Artusi, Toasted and Il Mirto's to name just a few!), and heaps of green spaces within a quick walk (Ruskin Park, Peckham Rye, Dulwich Park, Brunswick Park and Lucas Gardens). We're also key holders of a private community garden, Lettsom Gardens - a small oasis of woodland just a 5 min walk round the corner, where we'll often head to on a sunny Sunday morning and enjoy the place to ourselves with a big mug of coffee.

Transport links are ideal - 6 min walk to East Dulwich Station, 12 min walk to Denmark Hill, 15 min walk to Peckham Rye. London Bridge and Victoria can take less than half an hour door to door!

Annual charges are:Council Tax - Band B - £1188 per annumLease Charges/Ground Rent - £1088 per annum

Ground Rent - £200 per annum

Remaining Lease term - 114 years
Land Registry Title Plan
Land Registry Title Plan
View All Title Plans
Key Features
Property Type
Self Contained Flat (Includes Maisonette / Apartment)
Bedrooms
2 Bedrooms
Bathrooms
1 Bathroom
Outside Space
No Outside Space
Parking
Parking
Year Built
1950-1966
Key Details
Floor Area
581 ft2
54 m2
Plot Size
Council Tax
Band B
£1,395
Flood Risk
Rivers & Seas
Very Low
Flood Risk
Surface Water
Low
Surface Water Flood Risk
Unlike flooding from rivers, surface water flooding can happen many miles from a river, often in places that people wouldn’t expect because it’s a long way from a river or stream – it happens simply because there is nowhere else for the rainwater to go. Risk ratings are measured as:
High Risk - an area which has a chance of flooding of greater than 1 in 30 (3.3%) in any one year.
Medium Risk - an area which has a chance of flooding of greater than 1 in 100 (1.0%) in any one year.
Low Risk - an area which has a chance of flooding of greater than 1 in 1000 (0.1%) in any one year.
Very Low Risk - an area in which the risk is below 1 in 1000 (0.1%) in any one year
Conservation Area
No
Land Registry
Tenure
Leasehold
Title Number
TGL362291
Lease Start
22 Mar 2012
Lease End
31 Mar 2135
Lease Term
From 23 March 2012 to 31 March 2135
Term Remaining
110 years
Additional Title Plans
LN3440 - Freehold
TGL362291 - Leasehold
Mobile, Broadband & TV
Estimated Broadband Speeds
Standard - 5 mbps
Superfast - 80 mbps
Ultrafast - 1000 mbps
Mobile Signal (based on calls indoors)
EE
O2
3 (Three)
Vodafone
Cable/Satellite TV Availability
BT:
Sky:
Virgin:
Street View
Satellite Image
The EPC report provides performance data to help you understand the property’s energy efficiency, and can also provide useful additional data regarding power outlets, glazing, hotwater and heating throughout the property.
EPC

Energy rating

C

Dog Kennel Hill Estate, SE22

Valid until 02.09.2030

Your energy rating is C(73) and your potential is C(78) A B C D E F G 92+ 81-91 69-80 55-68 39-54 21-38 1-20 Score Energy rating Current Potential 73 | C 78 | C
Additional EPC Data
Property Type: Flat Build Form: Mid-Terrace
Transaction Type: Rental (private) Energy Tariff: Unknown
Main Fuel: Mains gas (not community) Main Gas: Yes
Floor Level: 3rd Flat Top Storey: No
Top Storey: 0 Glazing Type: Double glazing installed during or after 2002
Previous Extension: 0 Open Fireplace: 0
Ventilation: Natural Walls: Cavity wall, as built, no insulation (assumed)
Walls Energy: Poor Roof: (another dwelling above)
Main Heating: Boiler and radiators, mains gas Main Heating Controls: Programmer, TRVs and bypass
Hot Water System: From main system Hot Water Energy Efficiency: Good
Lighting: No low energy lighting Floors: (another dwelling below)
Total Floor Area: 54 m2
Average price changes for SE22
Detached
+ 69.79%
Semi-Detached
+ 64.45%
Terraced
+ 63.02%
Flat
+ 48.64%
Education Level
Nursery
Primary
Secondary / College
Primary / Secondary
Pin Colour Key (Based on inspection body ratings)
Highest
Lowest
Not Rated
Independent
Bus Stops/Stations
Pin Name Distance
Pytchley Road 0.01 miles
Pytchley Road 0.03 miles
Ivanhoe Road 0.08 miles
Ivanhoe Road 0.09 miles
Quorn Road 0.13 miles
Local Connections
Pin Name Distance
Brixton Underground Station 1.52 miles
Oval Underground Station 1.86 miles
Stockwell Underground Station 1.93 miles
Ferry Terminals
Pin Name Distance
Wapping Pier 2.78 miles
Vauxhall St George Wharf Pier 2.54 miles
Millbank Pier 2.75 miles
National Rail Stations
Pin Name Distance
East Dulwich Rail Station 0.2 miles
Denmark Hill Rail Station 0.5 miles
Peckham Rye Rail Station 0.59 miles
Peckham Rye Rail Station 0.59 miles
Trunk Roads/Motorways
Pin Name Distance
M11 J4 10.01 miles
M1 J1 9.92 miles
M23 J7 12.96 miles
M4 J1 8.83 miles
M25 J7 14.01 miles
Airports/Helipads
Pin Name Distance
London City Airport 6.21 miles
Biggin Hill Airport 10.33 miles
London Gatwick Airport 21.58 miles
London Heathrow Airport 16.1 miles
About Fish Need Water
We meet people, where they’re looking: online.
A local agent might rightly claim to have 20 people registered with them who’re desperate for a property like yours. But those exact people are getting Rightmove alerts and calling up as soon as the listing goes online anyway. In fact, 97% of people start their property search online, on one of the big portals. So we meet them there, rather than restricting ourselves to one local area.

The old model of connecting home buyers with sellers is dying, because today, buyers have instant access to every property on the market – not everyone needs an estate agent to act as the matchmaker.
Our team
We get asked about our name more than anything else, and it seems you either love it or hate it, which is why its like Marmite.

And just like how Marmite is free of any added nasties, you'll find us free of the usual estate agency hyperbole and oh-so-tired cliches that repeatedly get peddled, over and over again, ad infinitum.

Fish do actually need water. And many of us aspire to own our perfect home - so it just made sense and anyhow, it sounds nice and it sure beats the heck out of the usual oh-look-we’ve-combined-our-surnames trick.
Testimonial 1
Would thoroughly recommend Fish need water as a top estate agent. James was great, very honest and efficient throughout the process. Lorraine was also absolutely brilliant in keeping us all on track and bringing everything together whilst we were having challenges with solicitors both sides. Great, Friendly and kind service overall.
Testimonial 2
Used this company when searching for a property. Easy to use form was sent to me to provide further details about my search, and after this the agents were very attentive and communicative. Very professional and easy to use service.
Testimonial 3
Im so glad we came across FNW. We've instructed a number of high end estate agents since 2018 for the sale of our property with so much disappoint and no luck. We finally got a sale on our property in less than 2 months. Would 100% recommend them as they are the hardest working agents we’ve come across to all my friends and family and will definitely consider them in the future.
Fish Need Water are committed to comprehensive property data being made available up-front to make the home buying and selling process quicker, easier & cheaper. This is why we have partnered with Sprift - the UK’s leading supplier of property-specific data.
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Contains public sector information licensed under the Open Government License v3.0

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Sprift Technologies Ltd aggregate this data from a wide variety of sources and while we endeavour to keep the information up to date and correct, we make no representations or warranties of any kind, express or implied, about the completeness, accuracy, reliability, of the information or related graphics contained within this report for any purpose. Any reliance you place on such information is therefore strictly at your own risk. In no event will we be liable for any loss or damage including without limitation, indirect or consequential loss or damage, or any loss or damage whatsoever arising from loss of data or profits arising out of, or in connection with, the use of this report.

Information produced by HM Land Registry. Crown copyright and database rights 2024

Council Tax pays for multiple services in the property's local authority with only part of it going to the council itself. Residences within a Parish or Town Council area have an additional charge to fund the body. Each parish/town council has a different budget and imposes different fees. Not all councils have parishes/town councils and this varies across the country.

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avg - When we indicate the Council Tax price is 'avg', it means we have not been able to obtain an exact figure, so this number represents the mean value of Council Tax across the council for that property band. The exact figure will be slightly higher or lower because each parish/town council is priced differently.

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