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More good news for people who live near Brockley Station - Brockley Road stalwart Costcutter is currently undergoing a refurbishment.
The works include new shelving and an altered store layout, and should take a few days to complete, BC understands.

The area has already benefitted from the opening of new bar The Orchard, as well as Magi's move from Coulgate St onto the high street, and the newly-laid cobblestones outside the Barge also contribute to the improvements. Along with the renovation works at the old Lanterna restaurant, this all adds up to positive news on a stretch of road which is crying out to be smartened up.

39 comments:

tyrwhitt ali said...

Popped in this morning during my morning wander round Brockley and they'd done a lot already.

Anonymous said...

Can I be the first to say that I really like the cobbles outside the barge. A few more of those around the place wouldn't go a miss.

Hugh said...

Since we haven't discussed house prices for about ten minutes, just had the gaff valued. Was told it would sell for a price 20% higher than the same agent recommended as an asking (rather than achievable sale) price a year ago.

I concede one has to take what agents say with some salt but I think the fact it was the same agent gives the numbers some substance.

Anonymous said...

Not sure what the EA's are playing at, but the 2 bed downstairs has been on the market for 3 months now with a host of for-sale boards fighting for space on the post outside. It's an identikit developer-decorated 2 bedder on for 250 (the same valuation as last year in a cons. area mansion block where flats have historically sold quite quickly), but so far not a sniff as far as I'm aware. Are the agents looking to take on more stock?

Hugh said...

Anon, may I ask whereabouts? We're 'in the heart of the conservation area'.

Anonymous said...

St Margaret's Sq off Adelaide Ave. It's 580 sq feet so really a large one bedder which the developer saw fit to convert into two.

Hugh said...

Some nice houses down there. I've always liked the ones in the cul de sac that connects through a gate with Brockley Road. Pity though they're not a bit further from it.

But 580 sg ft for 250K? Someone's doing standd-up.

Anonymous said...

Good news. Nice to see the non-pretentious side of Brockley fighting back.

Anonymous said...

Large 3 bed garden flat next door to us just got 320k - sold in 2 weeks. Ladywell end of Adelaide. Apparently the EAs cant get enough stock. Going going gone!

Headhunter said...

Friends of our sold a 2 bed in the conservation area to the first viewer at full asking (I think about 280 or so). There are always certain places that hang about for ages, there were even when the maket was at its hottest. That 580 sq ft for 250 sounds expensive and if the seller is hanging out for full asking, it may take quite a while to sell. Also you never know if there are underlying problems - perhaps the building has damp probs, perhaps the lease is short etc. You can't judge the entire local market by one flat not selling.

Anonymous said...

HH. I'm not judging anything by anything. Just that Hugh's pad has been valued at a teasing 20% more than a year ago, and I suspect that they just want his flat on their books. I actually think the market is quite healthy around here.

The flat downstairs is reasonably priced (I've lived in this bulding long enough to be able to gauge fair value), but I suspect that prospective buyers are being put off by the general grottiness of the entrance hall. Something the developers said they'd address when they converted the flat, but decided not to bother with in order to save a few hundred quid. Penny wise and pound foolish and all that.

Anyway, looks like we've derailed the thread. Sorry people.

Hugh said...

Anon, read again. It's more than 20%. The achievable price is now said to be 20% over the previous asking price.

Anonymous said...

For what it's worth, I develop properties myself and 580 sqft in my opinion would be considered a relatively small one bed flat. As a two bedder it would be viewed as extremely small. Are you sure you are right about the sqft?
Just seems too small for a two bedder to me-if you're right I'm not surprised it hasn't been sold to date.

PK said...

My average sized one bedder is more than 580, which for a two bedder is ridiculous! But then developers are often so greedy they don't even stop to think about these things. Yey - property chatter is back.

Anonymous said...

What has all the above got to do with the refurbishment of Costcutters ?

4x4 said...

@PK We developers aren't being greedy we are just supplying the market in order to make a profit on our initial investment. We take risks in order to make that profit and the margins can be tight. If someone wants to pay 250k for a 2 bed 580 sqft flat in Brockley/Ladywell that's up to them. Personally it wouldn't be for me-I doubt it is a 580 sq ft two bed at that price-but it might suit someone who knows?

Hugh said...

I could just sit and wonder but on this occasion think I'll prepare to sell for some lush tax-lite reddies.

let's talk property said...

I know of several 2-bed flats on St Margarets Road which are less than 580 square feet (more like 530). Achieved by destroying all the original features and creating poky kitchen cum living rooms 16' x 12'. They were selling 2 years ago for around £240k. One slightly larger one was bought for £255k in 2007, and sold 2 years later for a loss of £30k.

Hugh said...

You see all these 'Sold' signs every year yet the house price sites never seem register them.

Good example is the larger houses in the conservation area. Quite a few on offer/under offer/sold/having an outright laugh earlier this year. None appear on houseprices.co.uk and its ilk.

Anonymous said...

Seems to be a lot of property for sale In Brockley,are people getting sick of It.

let's talk property said...

Out of interest, what's the most a property has ever sold for in Brockley?

Sales of large houses in the conservation area seem to be as rare as hen's teeth - nothing on Wickham Road at all on nethouseprices.com

Headhunter said...

Things take ages to appear on nethouseprices and the like. Often up to a year before they appear. Also they make mistakes, the sale price of my flat is incorrect on nethouseprices.

I should think that it would take quite a long time to sell one of those large 7 bed houses on Wickham Rd for over a mill. They would appeal to a very specific market. Very few families would ever need such a large house, they must also cost quite a bit to maintain and heat - after all they are 120-130 year old now, may have damp problems and little decent insulation. Also anyone with over a million to spend on a family home is probably more likely to choose something more modern and a bit smaller in the catchement area of a decent school perhaps, rather than an enormous Victorian villa on a main road in SE London.

Although they're amazing buildings that it would be great to keep as single occupancy dwellings, I think they have more future broken up into flats. Some of the smaller houses on Manor Ave or Tyrrwhitt (however yuo spell that) are probably more manageable for a family.

Hugh said...

In 07 I recall a few monsters priced around 950K. Some sold although I don't know what for. Bleedin nice manors to be fair. What this country needs is a return to Victorian times when your jobbing City worker could afford one of them and have enough left over for maids (chosen on looks).

love detective said...

house prices

Headhunter said...

I don't think you're average jobbing City worker in Victorian times would have been living in Brockley! They would have been living down in Crofton Park where houses for the "clerkly classes" as they were termed, were built. If you refer to Booth's Poverty Map of London, the Lewisham Way end of Wickham Rd and Breakspears Rd in particular were home to "Upper-middle and Upper classes. Wealthy." and semi aristocratic families. The rest of the conservation area was home to slightly less well established "Middle class. Well-to-do." families, but nonetheless far from City jobbers.

Hugh said...

I getchu balla but don't rain on me crib yeh.

Headhunter said...

My good sir, frankly you are not making sense, what?

Tamsin said...

Wickham Road (north of Cranfield Road) Some good houses - doctors, a master lighterman, a vicar's widow, a Deptford bottle merchant, etc.

Wickham Road (south of Cranfield Road) Houses rather smaller than the northern bit. Still a fine wide road with double rows of trees, one in the gardens and the other in the roadway.

Generally, though, the area is being downgraded from Yellow to Red.

The true tells are whether there is a mews at the back - they kept their own carriages - and whether there is room for live in servants. Virtually the whole of Telegraph Hill would have just had a woman and/or maid coming in for the day.

But even those who regarded themselves as poor would still have a daily help - just read P.G. Wodehouse or the Diary of a Nobody.

Tressilliana said...

I have friends who bought a 6-bedroom house in the conservation in the early 90s. They said that it was the only house they looked at (they were looking across a great swathe of SE London) where the occupants sent their children to state schools. Generally speaking I would say that families who can afford houses of that size (a) do them up to a very high standard and (b) are not as obsessed with school catchment areas as poorer people, as they expect to be paying school fees, and catchment is then irrelevant.

Headhunter said...

Tamsin - How do you know who lived in the houses along Wickham Rd?

Tress - Possibly so, I'm just not sure that Brockley has the pull for families who send their kids to private school. Of course they are likely to able to afford a much larger house down our way, but unless they have 4 or 5 kids, why bother buying a massive Victorian villa in Brockley when for a mill or so you can buy a decent, mid sized, early 20th century semi detached in somewhere like, say, Barnes, which is much more middle class/middle England with plenty of PLU.

Personally I'd prefer the enormous Victorian villa on Wickham Rd. I just love the massive rooms, high ceilings and steps up to the front door but then I'm a bit weird.

Headhunter said...

Tamsin - I don't think the area was being downgraded from yellow to red at the time Booth made his map, I just don't think the whole area was designed to appeal to yellows. The houses at the Lewisham Way end of Wickham and Breakspears are generally larger and more palatial than those further down or on other roads.

I should think what is now the conservation area was at the height of its deisrability at the time the maps were made. I read somewhere that Brockley started to lose its cache soon after the 1st WW as wealthy people moved further out of the ever growing (at that time) metropolis but in the late 19th century it was at its peak. In fact on Booths map you can see that some roads haven't even been completed, however he has shaded them a colour to illustrate the type of people expected to move in.

Tressillian James said...

Have any of you seen the house that is being completly refurbished in Breakspears Road to a very high standard. Must be a 6 bedder. The owner has reinstated all the stained glass, tiled in slate, rebuilt the orginal walltreatment (with railings and coping stones), and is currently putting back the tiled path. It HAS to be 1,000,000 plus, and is being refurbished privately as a family home. Someone thinks Brockley is well worth living and investing in. Oh and by the way I would like to applaud his work, dedication and the truck loads of money he has sunk into a Brockley property.

Pete said...

There's a similar thing going on at the corner of Tyrwhitt road and Tresillian Crescent.

Work has been ongoing for about a year I would think.

Our neighbour in Ladywell has also fully refurbished his entire house, as have the people on the other side of the road.

Hugh said...
This comment has been removed by a blog administrator.
fabhat said...

Quite a lot of the really massive houses in Brockley were bought by people in the 70's who are still living here. I had a few friends at school (It was a state school and none of these families had more than 3 children) who lived in gigantic houses on Breakspears, Cranfield and Wickham that their parents had bought when no-one else wanted big Victorian houses in sarf london. I was extremely jealous of one friend who had a whole attic floor to herself...

And I guess from the occasional glimpse of familiar faces - their parents are still living in those houses, so it may be some time before those houses come back onto the market or get chopped up into flats.

Anonymous said...

yes, the 4 storey monster which I occupy part of cost around £20,000 in the early seventies - slightly more than a year's salary for the academic who bought it.

Anonymous said...

There an 8 bed house up for sale on Wickham Rd for £1.650M.

Headhunter said...

Yeah that 8 bed on Wickham has been on sale for ages....

Tamsin said...

I was quoting from the Booth Notebooks - Jess Steel of Deptford Forum Publishing produced a reprint of the South East section a dozen years back. And a recurrent refrain of Walk 58 is "Red as map" or "From Yellow of Map to Red"

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