With Crystal Palace Park at the end of the road, a private garage and two stations minutes away, this modernist two-bedroom flat on the Sydenham/Penge borders ticks a lot of boxes.

Ashleigh Court II, Sydenham, 2 Bed. Flat


Under offer


We have absolutely loved living in this serene and sunny spot for the past five years. The light-filled rooms and the views of trees from every window have made it a very happy first home.

The novelty of having Crystal Palace Park right on our doorstep still hasn't worn off - we've spent countless hours there come rain or shine - our daughter even took some of her first steps there. We will be sad to leave but have no doubt that whoever lives here next will enjoy it as much as we have.


Energy Performance Certificate (EPC):
Current Energy Rating C. Potential Energy Rating C.

Council Tax:
The property falls into Band C (£1,637 in 2023/24) in the borough of Bromley.

Current monthly costs are approx: Electricity £40, Gas £50 and Water £40.

Share of Freehold. There are approximately 977 years left on the lease.

Service charge:
Approximately £2,000 a year (paid annually).

Ground rent:
£20 a year (paid annually).

In the building, there are 17 flats in total.

Recent work:
New windows were installed throughout the block, including communal ones, in 2021.

The flat comes with a private garage. There is also off-street parking within Ashleigh Court.

Getting around:
Less than a five-minute stroll will take you to Penge West, where you can pick up Crystal Palace and Sydenham Overground services, opening up the city and beyond. Alternatively, in under 10 minutes, you can be at Penge East station, where direct services to London Victoria run regularly via SouthEastern. Crystal Place is also close by, plus various bus routes.

Onward plans:
The owners are actively looking. As new parents, they are looking for more space.


While we endeavour to maintain accurate photographs, floor plans and descriptions, our marketing material is only a guide. Purchasers should always visit in person. We often round up/down total floorplan measurements, and distances are approximates.


Serving up style, space and a spot-on location, this first-floor flat sits inside a 1960s block, which has recently been given a facelift with the installation of new windows. The private block includes 17 flats, is set back from the main road and surrounded by lawn and trees. Plus, there's off-street parking and a private garage - a real perk in London!

Inside, not one but three storage cupboards greet you in the entrance hall, while wooden floors lead down to the large living room. Floor-to-ceiling windows flood the space with natural light, and the pleasing proportions provide plenty of room for living, working and dining. With colourful tiles popping against the neutral backdrop, the separate kitchen is packed with cupboards and worktop space, the bijou bathroom features a curved bath to soak in, and the two carpeted bedrooms are calm, restful retreats.

If you're going to position yourself next to a park, then historic Crystal Palace Park is one of the best. With its weekend farmers' markets, lakes, secret garden and famous dinosaurs, it's a real gem to have on your doorstep. Stroll round the corner for a pint at Penge's Craft Metropolis taproom or to the Penge General Store for delicious coffee and supplies. Or head further afield to mooch around the antique shops of Crystal Palace, Palazzo for delicious pizza and cocktails or try your hand at pottery at Claykilncraft.

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