KFB: KEY FACTS FOR BUYERS GUIDE
A Guide to This Property & the Local Area
Ladywell Heights, Crofton Park Road, London, SE4
Fish Need Water
1-2 The Parade Dog Kennel Hill East Dulwich London SE22 8BQ
020 3199 3437
anthony@fishneedwater.com
www.fishneedwater.com
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Situated on the first floor of a well maintained modern block, it's located a short walk from Crofton Park station which means commutes to London are quick. Nearby Honor Oak Park station offers the alternative of the Overground service to Canada Water Underground station.The complex benefits from a parking space and communal gardens.

Internally the flat has been modernised to very high standards. The kitchen has a 'Quooker' boilng water tap, stun ning granite work tops and integrated appliances including a dishwasher, fridge freezer, washer/dryer and microwave.

The bathroom is contemporary in design, with tiles from 'Boutique Stone' and designer sanitaryware.

The flat has a lovely real wood floor throughout, and in both the lounge (spacious enough for a small dining table) and the bedroom, there's a feature wall. There's bespoke built storage in both the bedroom and hallway.

Windows are double glazed throughout, including the Juliet doors, and the walls have been re-built with heat and sound insulantion so the flat will be energy efficient and low cost to heat. It's fully electric with new smart radiators throughout.

Locally Crofton Park, Brokley and Honor Oak are all nearby, so there's a selection of small supermarkets, independent shops, pubs serving good food and drink selections and restuarants, notably the beautiful and award winning Babur fine Indian Dining.

Lease Term - 155 years remaining

Ground Rent - Zero

Maintenance Charge - £1636 per annum
Land Registry Title Plan
Land Registry Title Plan
View All Title Plans
Key Features
Property Type
Flat / Maisonette
Bedrooms
2 Bedrooms
Bathrooms
2 Bathrooms
Year Built
1995
Key Details
Floor Area
419 ft2
39 m2
Plot Size
Council Tax
Band B
£1,661
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
TGL611995
Lease Start
18 Dec 2023
Lease End
24 Mar 2179
Lease Term
From and including 19 December 2023 to and including 24 March 2179
Term Remaining
154 years
Additional Title Plans
TGL611995 - Leasehold
TGL7454 - Freehold
Mobile, Broadband & TV
Estimated Broadband Speeds
Standard - 9 mbps
Superfast - 80 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

Ladywell Heights, Crofton Park Road, LONDON, SE4

Valid until 19.03.2034

Your energy rating is C(80) and your potential is B(82) 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 80 | C 82 | B
Additional EPC Data
Property Type: Mid-floor flat Walls: Cavity wall, with internal insulation
Walls Energy: Very good Roof: (another dwelling above)
Window: Fully double glazed Window Energy: Good
Main Heating: Electric storage heaters Main Heating Energy: Poor
Main Heating Controls: Automatic charge control Main Heating Controls Energy: Average
Hot Water System: Electric immersion, off-peak Hot Water Energy Efficiency: Average
Lighting: Low energy lighting in all fixed outlets Lighting Energy: Very good
Floors: (another dwelling below) Secondary Heating: None
Total Floor Area: 39 m2
Average price changes for SE4
Detached
+ 93.8%
Semi-Detached
+ 92.89%
Terraced
+ 88.89%
Flat
+ 66.35%
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
Brockley Grove Horsmonden Road 0.19 miles
Brockley Grove Crofton Park Road 0.18 miles
Brockley Jack 0.2 miles
Maclean Road 0.2 miles
Ewhurst Road 0.22 miles
Local Connections
Pin Name Distance
Elverson Road DLR Station 1.47 miles
Lewisham DLR Station 1.35 miles
Deptford Bridge DLR Station 1.72 miles
Ferry Terminals
Pin Name Distance
Masthouse Terrace Pier 2.61 miles
Greenwich Pier 2.51 miles
Greenland Surrey Quays Pier 3.04 miles
National Rail Stations
Pin Name Distance
Crofton Park Rail Station 0.32 miles
Honor Oak Park Rail Station 0.46 miles
Catford Rail Station 0.6 miles
Trunk Roads/Motorways
Pin Name Distance
M11 J4 10.08 miles
M25 J6 13.34 miles
M23 J7 12.71 miles
M25 J4 10.7 miles
M1 J1 11.9 miles
Airports/Helipads
Pin Name Distance
Silvertown 5.17 miles
Leaves Green 8.69 miles
Heathrow Airport Terminal 4 17.79 miles
Heathrow Airport 18.07 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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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.

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