Paxton Place, West Norwood, SE27

Offers In Excess


We bought this property in 2018 as first-time buyers and it has been a fantastic first home for us. We have loved exploring the area and found it perfect for all our needs.
We were instantly attracted to the large living area and the fact the flat is set over two floors. The main living area is a great entertaining space with space for a large sofa and dining table. It also has plenty of light. The kitchen is also a great size if you love cooking like us, with plenty of cupboards and space for a table. We also recently invested in a high-quality boiler, which is less than two years old.
The master bedroom fits a king size bed and large chest of drawers. We also put in a built-in wardrobe. When we first moved in we used the second bedroom as a guest room, with a double bed and space for a wardrobe. More recently we changed it to a nursery after our daughter arrived. The flat has always felt large to us, benefiting from the two floors, and making it feel more like a house.
The flat is within a gated complex with an intercom system, so we have always felt safe here. The block has 12 other flats, but you rarely hear the other people in the building. Although it does not have a garden the balcony has enough room for a table and chairs, and we have enjoyed many evenings outside. We always liked that when you look onto the balcony you can see trees and greenery and you feel sheltered from the nearby roads.

Since we have lived here, we definitely see Gipsy Hill as a hidden gem and we have found it to be a great location to live. Placed equidistant between Dulwich Park, Brockwell Park and Crystal Palace Park you are never too far from these lovely London parks where you can walk, run and meet friends. The flat is also five minutes from Norwood Park which is perfect for a lunchtime stroll. Crystal Palace is only a short walk up the hill with plenty of restaurants, bars and shops. We love the village feel of Crystal Palace and you are really spoilt for choice on great places to go. We are also lucky to only be a five-minute walk away from Gipsy Hill Brewery where plenty of beer and pizza can be consumed! There are also two great coffee shops - Paper Stories and Café Luna right by the flat on Gipsy Road.

An important thing for us was to be well-connected to central London. You can take the 3 from just across the road, which gets to Brixton for the tube in 25 minutes. Gipsy Hill Station is a short 7-minute walk away where you can get a direct train to London Bridge and Victoria in 30 minutes. Sydenham Hill, a 15-minute walk away, also offers a 15-minute service to Victoria. If you take the overground, you can catch this from Crystal Palace Station.

After five years happy years we're moving to be a little closer to family for help with childcare, but we'll really miss it here. The flat has adapted with us over the years, and we have a lot of fond memories of the flat.

Lease Remaining - 117 years
Ground Rent - £250 per annum (doubles every 25 years and capped at £1000)
Service Charges - £1700 per annum (£3800 in reserve fund)
Council Tax - Band C Lambeth £1,566.13

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Agents Note: Every care has been taken with the preparation of this information but they are for general guidance only and complete accuracy cannot be guaranteed. If there is any point, which is of particular importance please ask us for verification or seek professional verification. This brochure does not constitute any part of a contract. All dimensions are approximate.

Any reference to appliances, fixtures, fittings &/or appliances does not imply they are in full efficient working order.

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Letting fees information

Paid Prior to Referencing

Tenant Reference Fee £102 Incl. VAT Per Tenant

Guarantor Reference Fee £102 Incl. VAT Per Guarantor

Holding Fee * Variable - Equal to 2 Weeks Rent

Paid After Signing Tenancy Agreement, Prior to Move-In

Tenancy Agreement £118.80 Incl. VAT

Inventory Fee Variable - See Chart Below

1 Month´s Rent In Advance Variable

Tenancy Deposit Variable - Equal to 6 Weeks Rent

Inventory Check-In Fee (cost shared by all tenants)

1 bedroom unfurnished £174 Incl. VAT

1 bedroom furnished £186 Incl. VAT

2 bedroom unfurnished £186 Incl. VAT

2 bedroom furnished £198 Incl. VAT

3 bedroom unfurnished £198 Incl. VAT

3 bedroom furnished £210 Incl. VAT

4 bedroom unfurnished £210 Incl. VAT

4 bedroom furnished £222 Incl. VAT

5 bedroom unfurnished £222 Incl. VAT

5 bedroom furnished £234 Incl. VAT

Other Miscellaneous Charges

Charge for Keeping Pet if permitted Professional Clean at Tenancy End

Charge for Extending Your Tenancy £118.80 Incl. VAT

Change of Occupancy Mid-Tenancy £210 Incl. VAT Plus Room Checkout Cost

Late Rent Charges £60 Incl. VAT Per Letter Sent Regarding Rent Arrears


The holding fee is held until the move in, at which point the final balance (I.E all fees, rent, tenancy deposit etc.) is reduced by the amount held for the holding fee. See below.

Balance required to move in: 1 Month´s Rent in Advance (+) Deposit (+) Inventory Fee (+) Tenancy Agreement (-) Hold Deposit

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