2 bed apartment to buy in SE25

Edith Road, London, SE25 5PG

Brochure

Bedrooms: x 2

Bathrooms: x 1

Receptions: x 1

Tenure: Leasehold

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Starting bid£275,000

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Key Information

Council tax: Band C
EPC rating: D
Heating supply: Gas
Electricity: National Grid
Broadband: ADSL copper wire
Mobile signal: Good
Parking: Off Street, On Street

Property features

Immediate ‘exchange of contracts’ available
Being sold via ‘Secure Sale’
Vacant
Chain Free

2 bed apartment to buy in SE25

Being sold via Secure Sale online bidding. Terms & Conditions apply. Starting Bid £275,000.

This property will be legally prepared enabling any interested buyer to secure the property immediately once their bid/offer has been accepted. Ultimately a transparent process which provides speed, security and certainty for all parties.

Tucked within a residential pocket of South Norwood, this ground floor apartment forms part of an attractive period conversion in SE25 5PG, an address that captures much of what people quietly appreciate about this part of south London. The surrounding streets are lined with substantial Victorian and Edwardian homes, many divided into characterful apartments, giving the area a sense of architectural depth that newer developments often lack. It is a neighbourhood that feels settled and lived-in rather than transient, where long-term residents sit comfortably alongside younger professionals discovering the area for the first time.

The apartment itself occupies the ground floor of the building and benefits from direct access to a private rear garden, a feature that consistently places homes like this in strong demand. The accommodation is arranged around a bright reception room that opens through to the kitchen, creating an easy, sociable flow well suited to modern living. There are two bedrooms and a bathroom, with the proportions typical of a period conversion – generous ceiling heights, large windows and a sense of space that is often difficult to replicate in modern apartments. The garden provides a valuable extension of the living space, particularly in warmer months, offering a quiet outdoor retreat rarely found in homes of this type.

One of the strongest advantages of this location is its connectivity. Norwood Junction station is close by and offers impressively quick services into central London, with trains reaching London Bridge in around 12 minutes and additional routes connecting directly to Victoria, Canada Water, Shoreditch High Street and Highbury & Islington via the London Overground. Selhurst station is also located nearby, providing further convenient links into London Victoria and London Bridge, as well as Thameslink services running north through central London towards destinations such as St Albans and Watford. East Croydon station is also within easy reach, opening up fast trains across the south east and direct services to Gatwick Airport. Road users benefit from access to the A23 and A214, linking easily to central London and the wider motorway network.

For families considering the area, schooling is another strength. Harris Academy South Norwood, rated Outstanding by Ofsted, has become one of the most sought-after secondary schools locally. Nearby St Mark’s CE Primary School and Cypress Primary School are well regarded among local families, while the wider Croydon and Crystal Palace area offers further options including independent schools and early years settings.

South Norwood’s High Street provides the day-to-day essentials with an increasingly interesting mix of independent businesses alongside familiar names. You will find local cafés, convenience stores, bakeries and greengrocers, with larger supermarkets such as Sainsbury’s, Tesco and Aldi all close by. A short journey brings you into Croydon town centre, where the Boxpark food hall, Whitgift Centre and a growing selection of restaurants and leisure venues provide a much broader retail and dining offer.

Where the area really begins to shine is in its food and lifestyle scene, particularly when you venture slightly further towards Crystal Palace, just a few minutes away. The Crystal Palace Triangle has become something of a destination in its own right. Four Hundred Rabbits is widely known for its sourdough pizzas and relaxed atmosphere, while Brown & Green is a firm local favourite for brunch and excellent coffee. For something more traditional, The Alma and The Westow House are both excellent choices for a proper Sunday roast, with generous portions and the sort of relaxed, welcoming atmosphere that keeps people returning week after week. Wine bars, small independent restaurants and neighbourhood pubs are dotted throughout the area, giving it a lively but unpretentious feel.

Green space is another defining feature of life here. South Norwood Country Park sits close by and offers something surprisingly expansive for inner London – lakes, walking trails, cycling paths and open fields that attract runners, dog walkers and families alike. It feels less like a city park and more like a stretch of countryside that happens to sit within the capital. A little further away, Crystal Palace Park provides historic terraces, boating lakes, sports facilities and of course its famous Victorian dinosaur sculptures, making it one of south London’s most distinctive outdoor spaces.

Taken together, this apartment offers a combination that is increasingly difficult to secure in London: period character, two bedrooms, and a private garden, all within easy reach of fast rail connections into the City and a thriving local lifestyle scene. For buyers looking for a home that balances character, practicality and neighbourhood charm, this ground floor apartment in SE25 represents an excellent opportunity.

Open map Street view

This property is being sold subject to unconditional reservation fee auction terms and conditions.

Timescales

Contracts will exchange immediately. There are 28 days in which to complete the purchase.

Legal Pack

A legal pack is available to download. Special conditions may apply.

We strongly recommend buyers familiarise themselves with the legal pack prior to bidding.

Deposit

In order to secure the purchase a buyer will pay a deposit of 5% which contributes towards the overall purchase price of the property.

The deposit is non-refundable.

Buyer Fees

This property is sold subject to a non-refundable reservation fee of 3.75% + VAT to a minimum of £6,000 + VAT (£7,200 inc VAT) This does not form part of the purchase price.

A reservation fee is payable by the buyer where a seller has opted to sell with no fees. As a result, a lower reserve price is usually agreed on lots where a reservation fee is applicable.

More Information

For more information call our auction experts on 0191 206 9335 or email auctions@pattinson.co.uk

ONLINE AUCTION NOTICE

I hereby acknowledge and confirm the following:

My bid may be accepted by the seller at any time before the close of the auction. It is subject to the terms and conditions of the auction which I have read and understood. I have read and understood the legal pack applicable to my bid/lot and agree to be bound by any special conditions within that pack.

If my bid is successful (whether as the highest bid or upon acceptance by the seller in the course of the auction) I shall be bound by the lot terms and conditions as advertised online.

Any amount payable at the close of the auction must be paid within 1 hour.

Please note that the bidding process will work in a different way to an eBay auction, so there is NO advantage to bidding at the last second.

Each auction will automatically stay open until there has not been a bid within the final 10 minutes. If no bid has been submitted within the final 10 minutes of the auction, the auction will close and the highest bidder will be successful subject to the reserve price being met or upon acceptance of an offer by the seller throughout the auction cycle. If there is another bid within 10 minutes of the last bid, the auction countdown timer will be restarted for another 10 minutes to allow further bidding. This system avoids last-minute (or second) bidding and makes for a fairer auction as in a live-room auction situation.

Please bid in good time before the end of the auction, delaying your bid to the last seconds may disadvantage you if your connection slows or you lose internet connectivity.

The auctioneer is not responsible for any tech issues, power outage or error messages which hampers or eliminates an individual's opportunity to bid.

It is the bidder's responsibility to ensure the bid has been lodged with the auctioneer. It is therefore beneficial to bid on your chosen lot at your earliest opportunity.

The auctioneer accepts no responsibility for bids that are not received or are received late and reserves the right to reject any bid without notice.

Minimum online bidding increments:
£50,000 - £250 minimum bid
£50,001 to £150,000 - £500 minimum bid
£150,001 to £250,000 - £1,000 minimum bid
£250,001 to £750,000 - £2,500 minimum bid
£750,001 to £1.5 Million - £5,000 minimum bid
£1.5 Million Plus - £10,000 minimum bid

Please note this bidding process applies specifically to online auctions.

More Information is available:

For more information call our auction experts on 0191 206 9335 or email auctions@pattinson.co.uk

Please log in to view and download the legal pack files.

Heating supply: Gas
Electricity supply: National Grid
Water supply: Direct mains water
Sewerage supply: Standard UK domestic
Air conditioning: No
Broadband: ADSL copper wire
Mobile signal: Good

Construction

Year built: 1890
Construction materials: Brick and block
Roofing types: Clay tiles, Flat

Building Safety

Property at particular risk of floods and/or erosion: No
Has flooded in last five years: No
Has flood defences: No
Has planning permission or proposals for development that will affect property: No
Is on a coalfield or mining area: No

Rights and Restrictions

Is listed building: No
Is conservation area: No
Has public right of way: No
Has accessibility adaptations: No
Has restrictions: No
Has required access (easements, servitude or wayleaves): No

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