£2.5m for a knockdown which you can’t knockdown

[Propertypornographer]

Feast your eyes on this: £2.5m for a 1920s house in need of modernisation. Not too many period features unlike a grand Victorian home with bay windows and fireplaces and high ceilings. Yes it’s a posh postcode and it backs onto
a park but it’s very near the noisy end of the south circular and a huge estate. The garden looks an odd shape. It’s not in catchment for great state schools and it’s a 15 minute walk - not 5 - to posh shops and far from a train line etc. It says detached but it looks like the garage is right next to the neighbour’s one. It’s in a conservation area so you would struggle to get planning permission to knock it down. You’d have to remodel probably at a cost of at least 500k to make it a four bed house with decent living space.

What am I missing?

www.rightmove.co.uk/properties/152274461#/?channel=RES_BUY

This. And I doubt you would not get any noise from the South Circular in that garden. At worst, that road used to be a cut-through from the Village but I think various traffic-calming measures mean that it is probably used far less now.

It's a lot for a shabby house, but it's very extendable and has a large garden. I wouldn't be surprised if it sold quickly.

Moving north is ok if you wfh, many don’t.

This house backs onto a park. So won’t get overlooked, it can be extended. It’s not listed,

move to Scotland........why would you consider that dump in London when you could have a mansion house outside Edinburgh... Or a mansion IN Edinburgh.
search.savills.com/property-detail/gbedrseds230170

Because potential owners work in London? They might not want to leave family in London. They might like Dulwich village? We will see if it sells.

I don't know much about London prices so can't comment on whether it's overpriced or not. But don't agree with the 'no deeming features' comment. It's got bags of natural light and really well proportioned rooms. I'd want to know if remodelling is purely cosmetic or whether it needs structural attention too. If it's purely cosmetic it wouldn't be such an overwhelming job.

Ten million. Can't believe my eyes. You could buy an estate with tens of acres for that where I live.

I like it! It reminds me of my grandparents' house, right down to the acid-green carpet, curtain pelmets and the sumptuous quilt on the bed. I would want to buy it with all furnishings in situ.

What's your point though? You've found a house on RM you're not keen on and you want to discuss it? Dulwich is expensive as are many other areas 🤷‍♀️

It has great potential for the right buyer. However, to me it is very ordinary and I had to look twice to convince myself that it was Edwardian, it looks far too bland and modern from the outside (to me) - for that to be the case.

Edit..... might be a few years late for Eddie's era but still!

That said, if someone has the money and wants the location and to put their own stamp on it, the room is there in the huge garden and so on.

TBH, I'd rather spend another half to a mill to get a property in the place I wanted and ready to move into, decorating aside.

Did you not read the word "Dulwich" - the Hampstead of South London (sorry Blackheath)? There's your reason.

Yes if I had the money I would like sometehing like this OP

I wouldnt knock it down, not sure why you've mentioned that

I would tinker with it, create another bedroom instead of that dressing room and also make way into the conservatory from the dining room (unless the floor plan isnt accurate)

The size is good, I like the idea of the location

A lot of it is sheer decor, new windows would make a difference, landscape the garden

I really like it! Love all the features. I wouldn't pay £2.5 million for it though!

You wouldnt need to strip back to brick, might not want underfloor heating, and I certainly wouldnt want a heat pump

A lot of these sorts of ideas are completely overengineered, you dont need to do all that to get the house up to scratch.

Rewire yes, look at heating options yes, certainly I would want a burner, some of the layout I would change slightly

Not sure why you call it a knockdown, it's perfectly serviceable. Just needs a reno

It's Dulwich Village - super expensive and boring as fuck place for rich white people who want to live in London but don't actually like London.

Cmon who's the disgraced celeb?

I'm more curious about the sofa facing the bed... whose watching?

The trees in the photos of the 10 mill house don't have leaves. It has clearly been on the market for a while if there is winter in the pics. Also terrifying staircase. Would be ripping that out before moving in!

Two words:

Location

Garden

I’m sorry @Plippleton , I have forgotten. Just who could HE be?

I grew up in NE London and you couldn't pay me to live anywhere in London now. It's a congested, noisy, over crowded, over-hyped, expensive, dirty, hostile (and often dangerous) shit hole, in my opinion. I'm not at all surprised at the price though, and I think it'll probably be sold for more. A cramped newly-built 2 bed flat with no garden in a crap area will set you back 750k, if you're lucky.

I actually really like the house and decor, and the garden is impressive. I wouldn't be in a rush to change much if I bought it elsewhere at a non-London price. Rewire and a bit of cosmetic work and it would be a really charming family home.

Looks about right to me. No way anyone would knock down, the person taking this on will probably do a good rear kitchen extension, loft, fully refurb to add character back in (but with a modern twist) and probably a garden office/ annexe (you definitely do get permission for those even if you have to do it sensitively). Then you’d have a 5/6 bed detached house, with a garage, annexe, massive garden backing onto the park and in one of the most desirable parts of London with excellent transport and schools super close. Honestly backing onto the park will have added a massive chunk onto the value. With the above you’d probably be selling for £4 million plus.

And I don’t think you can really hear bad road noise from there at all- the south circular is a decent distance away.

The house will end up a bit more like this one but better as it’s detached and people today would probably extend the kitchen a bit more.

https://www.rightmove.co.uk/house-prices/details/england-58338889-16315216?s=4917e5cae288f408d22c110dd25d194f3efb8ef4c7a3b0db105c023e1c0113ea#/

We used to live in Swiss Cottage and recently I went on RightMove to see how much properties were going for there. It was actually thoroughly depressing (even though we're happily ensconced by the sea now).

£2.5M for loads of maisonettes that actually have really uncared for gardens. It made me assume it's become another developer hotspot and people don't actually live there anymore, just speculate.

I remember having a Waitrose with a Habitat right next door. Different times I guess...

Well clearly no one has ever lived there (or ever will...)