Tell me what's wrong with this place...

[Crash123]

...so I know if I can cope with it! Obviously at my pricepoint I'll have to make some sacrifices (like the train running right behind the garden).

https://www.rightmove.co.uk/properties/135905696#/?channel=RES_BUY

I think it looks lovely! The only concerns I’d have is it’s leasehold which isn’t ideal but it’s doable - what are the annual service charges, who owns the freehold, what’s the ground rent (are there any weird doubling clauses or such like) and what major works are planned/already been done etc, is there an rtm company etc. Oh, and can you keep pets/let it out if you want to in the future? Also I suppose, are the neighbouring flat’s predominantly owner occupier or tenanted? Not sure how you find out the last one!

No idea why a PP said the rooms are really small - nearly 16' x 10' 8" isn't small for a living room, and the main bedroom and kitchen are fine.

For me, the issue would be noise - that era of building isn't very soundproof so you're reliant on neighbours being decent people. Only other thing is being leasehold -as had been mentioned, what are the charges and is there a major expense coming up?

I really like it. Good layout. South Norwood is not as Chi-Chi as neighbouring boroughs but it means you don't pay a fortune for a latte. There are a load of musical instruments in the listing photos so I reckon unless you're into thrash metal you're probably going to be a quieter neighbour. I like the layout and to have the garden of that size is brilliant. I'd put up high fences and add thorny roses to them. And I'd have a tree with a wide arbour to shade under, and obscure view from the flats above while sitting outside. Congratulations it's lovely - good choice.

This thread is actually so interesting. It really does show whether you have a propensity for positivity, negativity or a balanced view!

@JMSA agreed. Aren't there some rules about the right to buy the freehold if all leaseholders agree? And you can get very discreet ceiling panelling for noise reduction purposes.

I like it, and I'd even love the sound of trains. Find it very comforting somehow, especially at night.

Do you know what OP, it's great that you're going into this with your eyes open. And if it turns out to be a peaceful wee idyll, that's just a bonus!

Trains wouldn’t bother me. I’m very concerned you have offered without knowing the lease information, this is critical. Find out who the leaseholder is, the service charges and ground rent. And ask to see 5 years worth of service charge bills so you can see if they have gone up significantly. If it’s council lease, we’ve had one before in London and it was fine. But Croydon council aren’t doing great financially!

DS’s first two properties in London backed onto busy railway lines, so they were a bit cheaper, and you hardly noticed the trains.
I’m pretty sure that the majority of flats/apartments in the UK are leasehold, so that’s just something that’s hard to avoid when buying these properties.

The trains wouldn't bother me at all. It's human sounds that stress me, as there's an anti-social element to that.

The cars next to it but also the fact the fence is open and you have no neighbour one side means vulnerable to people getting over that fence easily. You would need a security light.

https://www.police.uk/pu/your-area/metropolitan-police-service/south-norwood/?yourlocalpolicingteam=about-us&tab=crimemap

Here is a link to crime stats for July in that area. To get a decent reflection try searching other areas you know. So for instance my sister lives in a house that backs on to open fields for a few miles so her reported crimes when we compared my area to hers was very different.

Check the terms of the lease, flats down South are often leasehold, it’s not great but commonplace.

I haven’t used this site personally but here is a link to streetcheck https://www.streetcheck.co.uk/postcode/se255ad

Can you tell I used to do a lot of statistical research in my occupation :)

I think the rooms look small cos there is a lot of stuff

You could make it lovely

@Heronwatcher - Thanks for this. Yeah, the noise thing could for sure be an issue. I don't love it, but I think that's all I can afford for the time being if I want to be commutable to work, friends, etc. The only way I could afford detached would put me miles out of London. Sadly! Do you know if it's possible to extend on an ex-council flat like that? I just assumed that was out of the question. Gosh, I'd love to eventually (it'd be a while since I'm throwing my life savings into this place). I fully agree that it should be used as much as possible.

@WaitingForSunnyDays - Oh that's a good point about the boiler and the slightly older house and setup with less sockets. I'd have to get creative with extenders in the short term. It's worth watching out for, for sure, and will likely be an expense to save for down the line. Thanks for flagging! Can I check how much the boiler was (eek)? I'll be scraping by for a few months after I buy!

It's likely to be pretty solidly built as an ex council flat and well maintained which is good.

@itsgettingweird - The garden is indeed all mine! That's good to hear about the trains. I've heard that from a lot of people, that you get used to them really quickly. A privacy pull thing would be a GREAT idea - it's on the list! And the hope is eventually to have it be me + 1 or 2, but for now it's just me. I might take some short term lodgers to help me build my emergency fund back up.

@itsgoingtobeabumpyride - Thanks for this. I loved it at first sight so I'm glad it passes the eye test for others as well! And yeah, I love the extra room. I may get some short-term lodgers in (I'm so keen for my own space but I think the need to re-build my savings may trump that in the short term), and in between use it as an office or spare room for family and friends.

DD has just bought a leasehold flat. The agent should have basic details, such as any ground rent (which should be capped I think), what the service charges are likely to be, and how many years are left on the lease. Your solicitor will then do a much more thorough search. DD's solicitor provided her with a pile of paperwork more than an inch thick to plough through! There should also be some condition or other which means that you may be given the opportunity to buy the freehold.

On the lease, I don’t think you need to be too worried but definitely get the estate agent or solicitor to check who the landlord is, the terms of the lease (especially if you’re planning to run a business from the place) and what service charges are. That said leaseholds are absolutely standard for flats in London and not an issue unless they are short (less than 100 years). This lease is said to be 163 years on the listing and I’d be very surprised if there was anything odd about the rest of it but worth checking.

In terms of extending a relative of mine had a flat just like this and added a garden room off the kitchen- no reason why it shouldn’t be possible in principle to my knowledge (you’d need freeholder permission and probably planning). If you did that here then when you came to sell you could divide up the lounge and make another bedroom at the front or just have a fab through lounge diner with garden room on the back.

Yes, those 70s flats are often a good buy. Solid, sensible layout, big. You will hear far less from your neighbours than you would in a 90s flat.

I love the sound of trains,it's very comforting imo.

Have you been there when they've gone passed? Worth doing if you haven't.

The rooms are a good size and the garden has lots of potential. The people saying they are small must live in palaces. You can get a sail across the patio for privacy and shade.

You get used to train noises. I can hear them from my house and it's never been a problem.

https://www.rightmove.co.uk/property-for-sale/find.html?locationIdentifier=REGION%5E322&minBedrooms=2&maxPrice=325000&minPrice=260000&propertyTypes=&mustHave=&dontShow=&furnishTypes=&keywords=

https://www.rightmove.co.uk/property-for-sale/find.html?locationIdentifier=STATION%5E6911&minBedrooms=2&maxPrice=325000&minPrice=260000&radius=1.0&sortType=1&propertyTypes=flat%2Csemi-detached%2Cterraced&mustHave=&dontShow=&furnishTypes=&keywords=

I'd look a bit further out to Sidcup & Orpington which are zones 4 to 6 because you'll get more for your money. I wouldn't buy in South Norwood, it's always had a bad rep especially since you're a single person.

If you do need a new boiler, I'd highly recommend Boxt. Amazing service and very reasonable (you could also do a search for them on here).

I would absolutely put up with train noise to be a single woman living in the greatest city on earth with a huge garden!!! Hope you are very happy there op!

Just an aside, but how are there 4 people living there when the 2nd bedroom is being used as a music room?😳

I lived in an ex council block of this age elsewhere in London and agree with pp - solidly built and decent sound proofing.

If the council is the freeholder, you need to check how they deal with major repairs. When our block needed a new roof, the cost was split, all in a single year, between all flats. As a leaseholder I had to pay thousands out of the blue. But arrangements vary and I think with most leaseholds you put money in every year more predictably. But definitely definitely you need to check both how major works are dealt with and if there have been any recently/are any planned.

Also agree there is so much you could do with that lovely garden!