KFB: KEY FACTS FOR BUYERS GUIDE
A Guide to This Property & the Local Area
8, Hawthorne Crescent, London, SE10
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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I bought this property in December 2021 as a first-time buyer and it has been a fantastic first home.

The first things that really stood out to me were the modern style of the flat, the balcony and the location. Being around the corner from Maze Hill station and Greenwich Park really appealed to me. Plus, the flat is literally opposite a gym, doctors and Sainsbury's, and is a stone's throw away from the rest of the shops on Trafalgar Road.

I was a single woman when I first moved in and was attracted to the level of security. After meeting my partner, he moved in shortly afterwards and we've been living comfortably as a couple as there is plenty of space.

The main living area is a great entertaining space with the open plan kitchen and balcony - we've regularly hosted dinners and parties with our friends and family.

Having our own private balcony has been such a blessing. It's perfect for sitting out with a morning coffee, dinner and drinks on warm evenings, or just opening the doors from the sitting room to let the outside in - we barely have it closed in the summer. At times it's been a real sanctuary for us, especially as it's off the main road. It feels private and peaceful.

The block of flats and adjoining streets have a very friendly feel and we get along well with our neighbours, especially those in the building. We have our own Whatsapp group where we share news about the building and upcoming events in the area. Every Christmas, one of our neighbours leaves sweet treats outside our front doors!

An important thing for me was to be well-connected to central London. To commute to work, I most often take a 12 minute train from Maze Hill station to London Bridge where I can access the Northern and Jubilee lines, or a 10 minute bus to North Greenwich station where I can access the Jubilee line and DLR. A few times, I have taken the Uber Boat which goes from Greenwich all the way to Putney.

Lease Term 247 years

Service Charges £2848.48 per annum

Ground Rent £100 per annum

Council Tax Band C £1739.53 per annum
Land Registry Title Plan
Land Registry Title Plan
View All Title Plans
Key Features
Property Type
Flat / Maisonette
Bedrooms
1 Bedroom
Bathrooms
2 Bathrooms
Key Details
Floor Area
548 ft2
51 m2
Plot Size
Council Tax
Band C
£1,788
Flood Risk
Rivers & Seas
Very low
Flood Risk
Surface Water
Very 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
TGL578960
Lease Start
30 Nov 2021
Lease End
27 Nov 2270
Lease Term
250 years from and including 27 November 2020
Term Remaining
245 years
Additional Title Plans
TGL249007 - Freehold
TGL578960 - Leasehold
TGL526572 - Leasehold
TGL514497 - Leasehold
Mobile, Broadband & TV
Estimated Broadband Speeds
Standard - 17 mbps
Superfast - 80 mbps
Ultrafast - 1800 mbps
Mobile Signal (based on calls indoors)
EE
O2
3 (Three)
Vodafone
Cable/Satellite TV Availability
BT:
Sky:
Virgin:
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

8, Hawthorne Crescent, SE10

Valid until 06.06.2029

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: Detached
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 0.17 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: Very Good
Lighting: Low energy lighting in all fixed outlets Floors: (other premises below)
Total Floor Area: 51 m2
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
Vanbrugh Hill 0.06 miles
Rodmere Street 0.07 miles
Calvert Road 0.09 miles
Pelton Road 0.12 miles
Tyler Street 0.14 miles
Local Connections
Pin Name Distance
IFS Cloud Greenwich Peninsula 1 miles
North Greenwich Underground Station 1.05 miles
Cutty Sark (for Maritime Greenwich) DLR Station 0.91 miles
Ferry Terminals
Pin Name Distance
North Greenwich Pier 1.12 miles
Greenwich Pier 0.82 miles
Royal Wharf Pier 1.1 miles
National Rail Stations
Pin Name Distance
Maze Hill Rail Station 0.33 miles
Westcombe Park Rail Station 0.41 miles
Charlton Rail Station 0.94 miles
Trunk Roads/Motorways
Pin Name Distance
M11 J4 7.3 miles
M11 J5 11.11 miles
M25 J26 13.4 miles
M25 J4 11.33 miles
M25 J3 10.42 miles
Airports/Helipads
Pin Name Distance
Silvertown 2.15 miles
Leaves Green 10.61 miles
Heathrow Airport Terminal 4 19.78 miles
Heathrow Airport 19.93 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

The information contained within this report is for general information purposes only and to act as a guide.

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.