On the edge of Crystal Palace Park, between Sydenham and Penge, this two-bedroom flat with off-street parking is as practical as it is easy on the eye.

Ashleigh Court, Sydenham, 2 Bed. Flat



This home has been our first and we have had an incredibly happy five years here. The flat is bright and calm and has been the perfect place to start our family. Being a two-minute walk from Crystal Palace Park has been such a luxury. From the food market each Sunday to the festivals and bars in the summer, it's an incredible place to live next to.

The area itself has so much to offer; we are spoilt for choice with breweries, independent coffee shops, pubs, and restaurants. The family-friendly classes, cafés and playgrounds meant this could not have been a more perfect first home for us as we transitioned into parenthood. We're incredibly sad to leave, but we know that this will make a lovely, happy home for whoever moves in.


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

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

Current monthly costs are approx: Electricity £35, Gas £54 and Water £33.

Share of freehold. There are approximately 987 years left on the lease.

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

Ground rent:
£20 per 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.

There are two parking spaces allocated to the flat, which are for your use only.

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.


This first-floor two-bedroom flat doesn’t just win on location but ticks the style and function boxes, too. It has all the trappings of a 1960s apartment block – clean lines, well-proportioned rooms, and, so often lacking in modern developments, a proper amount of storage.

The private block, consisting of 17 flats, is set back from the main road and surrounded by lawns and trees. Internally, the current owners have struck a happy balance between cosy and modern, updating thoughtfully in their time. The living space is large enough to accommodate a defined space for eating and, thanks to floor-to-ceiling windows, is awash with natural light. The smart, contemporary kitchen is accented with exposed brick and bold geometric tiles.

Conveniently laid out, both bedrooms feel fresh and inviting, echoing the cool, crisp decor elsewhere. The bathroom is metro-tile heaven, and there are enough in-built cupboards in the flat to satisfy the tidiest of folk. At the back, there is a communal garden for when you want a breath of fresh air in peaceful surroundings or to mingle with the neighbours.

Ashleigh Court is in the fortunate position of straddling three great neighbourhoods, with the delights of both Penge and Sydenham within striking distance, as well as the huge expanse of Crystal Palace Park on your doorstep. A unique and historic park, it is home to community events, acres of green, a farmers’ market and a leisure centre. There are also various train stations nearby, so you have options if you need to head to town or get further afield.


While we endeavour to provide accurate photographs, floor plans, and descriptions, these should be intended as a guide. Total floor plan measurements are sometimes rounded for ease, and distances are approximated. Purchasers should always satisfy themselves through personal inspection.

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2 Alexandra Nurseries

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3 Southey Brewery

Much more than just a local brewery and taproom. With a range of events from an art club to an open mic night, it’s a local community hangout where you can get to know the good people of Penge over a decent craft beer or coffee.

4 Leo’s Cafe and Dragonfly Studio

Offering more than just delicious vegan and vegetarian food, this is an events space that is all about the community, serving young, old and everyone in between with music, yoga and baby classes.

5 Good Food

A grocery shop with a difference, Good Food was crowdfunded by 350 local residents in 2015. Their aim is to provide the community with decent, locally produced and fair traded produce, and boy, do they deliver. For cheese fanatics, the Real Cheese Club will keep you in delicious cheeses every month.