Same brief as the Forest Hill list — 2 beds, private outdoor space, long lease, period character where it exists. Checked 15 Aug 2026.
Hilly Fields at your budget is thin. Ladywell and Brockley under £400,000 is dominated by purpose-built blocks and a run of over-55s retirement flats on Whitburn Road that aren't relevant to you. There are perhaps four real candidates, and only one has a private garden.
Peckham has volume but you pay for the postcode. Two dozen 2-beds under £400,000, but the median is a 520–670 sq ft flat at £600–£720 per square foot. Nothing in SE15 gets close to the £430–£461 you've been seeing in Forest Hill and Catford — you are buying roughly 200 fewer square feet for the same money.
Both areas are also thick with short leases at this price. Read the lease column before the price column.
Ladywell Village · Hilly Fields and Ladywell Fields both on the doorstep · Dexters Brockley
The only private garden in the Hilly Fields search, and the lease is clean. Ground floor, two double bedrooms, open-plan kitchen/reception, and you're between two of the best parks in south east London. Floor area isn't published, which at £350,000 is the first thing to ask — everything else about this one is right.
Brockley Conservation Area · close to Brockley station · Kinleigh Folkard & Hayward
The best paperwork on this page. Share of freehold, so no lease clock and no landlord to negotiate with. Victorian conversion on one of Brockley's best streets, inside the conservation area, with direct access to the garden rather than a walk round the block. At £559/sq ft it's fair rather than cheap, and the garden is shared, not yours.
Between Hilly Fields and Lewisham
Two double bedrooms in a Victorian terraced conversion. Note it appears twice on Rightmove — once as a standard listing and once as an online bidding sale, which usually means the seller wants a fast, certain exchange. That can work in your favour on price, but online bidding sales often carry a non-refundable reservation fee. Read the terms before engaging.
Telegraph Hill Conservation Area · Winkworth New Cross
Carried over from the last list. Lovely setting, excellent lease, but the smallest flat on either page at 533 sq ft and £750/sq ft, with a guide running to £450,000. Included for completeness rather than because it's good value.
Between Nunhead and Peckham · Nunhead and Queens Road Peckham both walkable · Acorn Peckham Rye
The pick of Peckham, and the only one there that meets your full brief. A 32 ft private garden and a balcony, a 125-year lease with no ground rent at all, and Band B council tax. 667 sq ft at £600/sq ft is Peckham's going rate rather than a bargain, and the £1,810 service charge is the highest on this page — but on outdoor space and lease security nothing else in SE15 comes close.
Peckham Rye · Acorn
Best value in SE15 at £541/sq ft, and a hundred square feet more than anything else here. Fourth floor, so check the lift and whether there's a balcony — if the answer to both is no, that's why it's cheap. Worth a call before you write it off or get excited.
Peckham
A south-facing garden at £400,000 in Peckham is worth a phone call on principle — aspect matters more than square footage for how a flat feels. Nothing else about it is published, so treat this as a lead rather than a candidate.
10 min to Queens Road Peckham (London Bridge in 7) · Wooster & Stock
Period conversion, good lease, seven minutes to London Bridge from Queens Road. But 518 sq ft is small for two bedrooms, it's a shared front garden rather than private outdoor space, and "offers in excess of £375,000" on an already-toppy £724/sq ft means the real number is worse. This is what buying the Peckham postcode costs.
| Property | Area | Price | Sq ft | £/sq ft | Tenure | Outdoor space |
|---|---|---|---|---|---|---|
| Woolstone Road | Forest Hill | £375,000 | 872 | £430 | Leasehold 101 yrs | Parking only |
| Brownhill Road | Catford SE6 | £350,000 | 760 | £461 | Leasehold 111 yrs | Two private gardens |
| Consort Road | Peckham | £400,000 | 740 | £541 | Ask agent | Ask agent |
| Wickham Road | Brockley | £375,000 | 671 | £559 | Share of freehold | Communal, direct access |
| St. Mary's Road | Nunhead/Peckham | £400,000 | 667 | £600 | Leasehold 125 yrs | 32 ft garden + balcony |
| Kincaid Road | Peckham | £375,000 | 518 | £724 | Leasehold 110 yrs | Shared front garden |
| Jerningham Road | Telegraph Hill | £400,000 | 533 | £750 | SoF, 958 yrs | Private part of communal |
| Ladywell Road | Ladywell | £350,000 | — | — | Leasehold 109 yrs | Private garden |
| Sandrock Road | Hilly Fields/Lewisham | £385,000 | — | — | Ask agent | Ask agent |
| Bird In Bush Road | Peckham | £400,000 | — | — | Ask agent | South-facing garden |
Peckham costs you roughly 200 square feet. St. Mary's Road at £600/sq ft is the honest middle of the SE15 market, against £430 at Woolstone Road in Forest Hill. On a £375,000–£400,000 budget that difference is a whole extra room. If the draw is Peckham itself — Rye Lane, the Bussey Building, Peckham Rye Park — that is a real thing to buy and plenty of people pay it happily. If the draw was better value, it isn't here.
Hilly Fields is the better hunting ground of the two, but the stock is thin. Ladywell Road and Wickham Road are both genuinely good; there simply isn't a third and fourth behind them. If you want that area, you'll be waiting for listings rather than choosing between them.
The two best things on this page are still the two you already had. Woolstone Road for size and running costs, Brownhill Road for outdoor space — subject to that ground rent clause. Widening the search hasn't beaten them, which is itself a useful result.
52a Avondale Rise, Peckham — £375,000. An 826 sq ft flat with a garden and a cellar for £375,000 looks like the find of the search. It has 47 years left on the lease — deep into marriage-value territory and effectively unmortgageable — and it is being sold subject to a planning enforcement notice for unauthorised excavation and retaining walls in the rear garden. It's an Allsop auction lot. Two separate reasons to walk past it.
Rye Hill Park, Peckham — £375,000. Beautifully renovated Victorian conversion with a share of the freehold, and on paper it ticks your boxes. The listed floor area is 380 sq ft — that is £987 per square foot, and it is a studio-sized footprint being sold as two bedrooms. Either the measurement is wrong or the rooms are tiny. Establish which before spending an evening on it.