KFB: KEY FACTS FOR BUYERS GUIDE
A Guide to This Property & the Local Area
11, Station Approach, London, SE26
Fish Need Water
1-2 The Parade Dog Kennel Hill East Dulwich London SE22 8BQ
020 3199 3437
nicole@fishneedwater.com
www.fishneedwater.com
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We bought this apartment as a new build in 2017. It's been the ideal place for us to start our lives together.What struck us about the property when we first saw it was the build quality, the light, the high ceilings and the outdoor space.

It has floor-to-ceiling windows in the living room and bedroom and a large second-floor balcony. Over the years, we've filled this with plants, and it's a lovely place to sit and bask in the afternoon and evening sun.

The balcony is also a great place for people watching, being right next to Lower Sydenham station. It's much quieter than facing the road, and we barely hear the trains. The other benefit of being so close to the station is that we can get into central London very quickly: you can close the door to the flat and be at London Bridge in about 15 minutes or Charing Cross in about 25 minutes. Trains run every 15 minutes.

The living space and kitchen are open plan. We have a lounge and TV area, a dining area and, since COVID, a workspace area. The layout works really well for us, and it's highly adaptable, but the time has come for us to upsize, as we're thinking about starting a family.

We'll miss it! The kitchen has amazing storage, more than enough for a two-person household. It's been filled with everything from large gin collections to enough canned food to survive for months.

It also has high quality Bosch appliances, which we were really drawn to after our time renting!Speaking of storage, there's a very large utility cupboard in the hallway, which has become a gear store for all of our outdoor hobbies. If you're into cycling, there's a secure cycle store downstairs with space for a few bikes each.

It's been great not having to store these in the flat.Downstairs is also a secure underground car park. The flat comes with one parking space. We've really valued this, as not many flats we saw came with parking!As for the bedroom, it's spacious enough for a king-size bed as well as bedside tables.

There are large built in wardrobes in there too.Outside, in the centre of the development, there's also a communal garden. There are lawned and planted areas, and it's a nice place to sit with a book in summer.Possibly the best thing about our time here has been the nearby Beckenham Place Park.

It's a 10-minute walk away but feels like the countryside. It's got ancient woodland, a weekly farmers' market, vintage fairs, a swimming lake, a couple of excellent cafés, a great Park Run route... I could go on. It's the biggest park in Southeast London. People travel a long way to visit, and it's been amazing having it right on our doorstep. If you have a dog, this is by far and away the best place to take them for a walk. (On that note, dogs are allowed in this flat.

The freeholder just requires you to fill in a registration form.)What's also been great about living here is the community. There are lots of young couples and young families in the development, and everyone is always happy to stop and chat - or even invite you over for drinks!You're also located between Beckenham and Sydenham high streets.

It's a lovely walk into Beckenham in particular, where the high street has some more great cafés and independent shops. It feels less like London and more like a market town, which we've really loved. To be able to choose between theatre and cocktails in London or a relaxed night at one of Beckenham's thriving restaurants is pretty hard to beat.Beckenham has a Waitrose and M&S. Nearer the flat, Sainsbury's, Aldi, Pets at Home and other shops are a walkable distance away, or just two minutes in the car.

 

Key Features
Property Type
Flat / Maisonette
Bedrooms
2 Bedrooms
Bathrooms
1 Bathroom
Year Built
2017
Key Details
Floor Area
559 ft2
52 m2
Plot Size
Council Tax
Band D
£2,042
Flood Risk
Rivers & Seas
Very low
Flood Risk
Surface Water
Very low
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
SGL787059
Lease Start
19 Oct 2017
Lease End
01 Nov 2266
Lease Term
250 years from 1 November 2016
Term Remaining
241 years
Additional Title Plans
SGL761092 - Freehold
SGL787059 - Leasehold
Mobile, Broadband & TV
Estimated Broadband Speeds
Standard - 25 mbps
Ultrafast - 1800 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

B

11, Station Approach, SE26

Valid until 10.08.2027

Your energy rating is B(85) and your potential is B(85) 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 85 | B 85 | B
Additional EPC Data
Property Type: Flat Build Form: Mid-Terrace
Transaction Type: New dwelling Energy Tariff: Standard tariff
Floor Level: Mid floor Flat Top Storey: No
Top Storey: 0 Previous Extension: 0
Open Fireplace: 0 Walls: Average thermal transmittance 0.16 W/m-¦K
Walls Energy: Very Good Roof: (other premises above)
Main Heating: Community scheme Main Heating Controls: Charging system linked to use of community heating, programmer and TRVs
Hot Water System: Community scheme Hot Water Energy Efficiency: Good
Lighting: Low energy lighting in all fixed outlets Floors: (other premises below)
Total Floor Area: 52 m2
Most Recent Local Applications

Click the map pin to see details

1 , Station Approach, SE26 5FD
5 , Station Approach, SE26 5FD
Land At Southern Junction Of , Station Approach, SE26 5FD
01/10/2021
21/04452/LAORD
Status: Decided
Prior Approval under Part 18 of the Town and Country Planning (General Permitted Development) (Amended) Order 2015 for the Extension of a Track Paralleling Hut at Elmstead Woods Station.
Average price changes for SE26
Detached
+ 78.78%
Semi-Detached
+ 78.84%
Terraced
+ 74.89%
Flat
+ 54.27%
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
Lower Sydenham 0.04 miles
Lower Sydenham 0.09 miles
Worsley Bridge RdSouthend Ln 0.18 miles
Worsley Bridge Road 0.23 miles
Greycot Road 0.23 miles
Local Connections
Pin Name Distance
Beckenham Junction Tram Stop 1.01 miles
Beckenham Road Tram Stop 1.14 miles
Avenue Road Tram Stop 1.4 miles
Ferry Terminals
Pin Name Distance
Greenwich Pier 4.2 miles
Masthouse Terrace Pier 4.4 miles
Greenland Surrey Quays Pier 4.86 miles
National Rail Stations
Pin Name Distance
Lower Sydenham Rail Station 0.02 miles
New Beckenham Rail Station 0.57 miles
New Beckenham Rail Station 0.64 miles
Trunk Roads/Motorways
Pin Name Distance
M25 J6 11.54 miles
M11 J4 11.81 miles
M23 J8 11.87 miles
M23 J7 11.12 miles
M25 J7 11.85 miles
Airports/Helipads
Pin Name Distance
Leaves Green 6.96 miles
Silvertown 6.52 miles
Heathrow Airport Terminal 4 18.06 miles
Heathrow Airport 18.44 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 2025

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.

In instances where parish/town councils do affect the council tax value and we do not have the exact figure, we present council tax data with the below highlights. Take care to confirm which is being presented by the dashboard as this will need to be made clear to your clients:

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.

min - When we indicate the Council Tax is a 'min', it represents the known amount that the council sets for itself, but excludes the parish/town council cost which we have not been able to obtain. The additional cost will need to be considered as it will be greater than the indicated price.