Same brief — 2 beds, private outdoor space, long lease, period character. Covering SW2 and SW16 including Tulse Hill and Brixton Hill edges. Checked 15 Aug 2026.
There is no shortage of two-bed flats here — two dozen under £400,000, most of them Victorian conversions or 1930s mansion blocks, which is exactly the housing type you like. Streatham Hill also has the best transport of any area you've looked at: Brixton and the Victoria line, Balham and the Northern line, and Thameslink into Blackfriars and City.
What is almost entirely missing is a private garden. Across the whole search, virtually every listing offers a communal garden, a balcony, or nothing. That is a structural feature of the area — these are large Victorian houses split into four or five flats, and the garden belongs to everyone. If private outdoor space is the thing you won't trade away, Streatham Hill is the wrong postcode and this list will disappoint you.
You also pay more per square foot than in the Norwoods. £570–£650 is the range here, against £383–£495 in SE25 and SE19. Streatham Hill is a more established, better-connected area and it is priced that way.
Streatham Hill · conservation area · Streatham Hill and Brixton both accessible · Dexters
The best-structured deal in Streatham Hill. Share of freehold with 168 years behind it and £50 a year ground rent — you will never think about the lease again. Conservation area, immaculate condition, chain free. Top floor, so no garden, and the floor area isn't published, which is the one thing to nail down before viewing. If you're prepared to give up private outdoor space for a better-connected area, this is the one.
Streatham · London Bridge and Blackfriars direct · Dexters Streatham
A proper split-level period conversion in an attractive Victorian house, modern kitchen and bathroom, 108-year lease, Band B council tax, no chain. The £1,800 service charge is steep for a conversion of this size — ask what it covers and whether there's a major works bill coming, because on a converted house that figure usually means something is being saved up for.
Streatham Hill Overground · Balham (Northern line) 4 min · Marsh & Parsons
Share of freehold in a Victorian building with high ceilings, off-street parking, and four minutes to Balham for the Northern line — the best-connected flat on this page. Band D council tax is a notch above everything else here, and neither the size nor the lease detail is published.
Streatham Hill (Pullman Court), SW2
Streatham Hill · Brixton for the Victoria line · Kinleigh Folkard & Hayward
Worth knowing what this building is. Pullman Court is Frederick Gibberd's 1936 modernist estate and it is Grade II* listed — the same grade as many cathedrals, and rare for a block of flats. People love living there. Understand the trade before you fall for it: listed status means consent for almost any alteration including windows, and the maintenance obligations on a 1930s concrete building are not trivial. Ask for the service charge history and the last five years of major works before anything else. 583 sq ft at £643/sq ft.
Streatham Hill / Tulse Hill borders
Recently refurbished period conversion with parking and a share of the garden. Perfectly decent, and at £648/sq ft it is exactly what Streatham Hill costs — which is the point of including it rather than a reason to view it.
| Property | Area | Price | Sq ft | £/sq ft | Tenure | Outdoor space |
|---|---|---|---|---|---|---|
| Woodside Green | South Norwood | £400,000 | 1,045 | £383 | Share of freehold | 60 ft private garden |
| Woolstone Road | Forest Hill | £375,000 | 872 | £430 | Leasehold 101 yrs | Parking only |
| Brownhill Road | Catford | £350,000 | 760 | £461 | Leasehold 111 yrs | Two private gardens |
| Selhurst Road | South Norwood | £375,000 | 761 | £493 | Share of freehold | Private garden + balcony |
| Queen Mary Road | Crystal Palace | £385,000 | 778 | £495 | Leasehold 189 yrs | Terrace + rear garden |
| Christchurch Road | Tulse Hill SW2 | £390,000 | 684 | £570 | Leasehold 89 yrs | Communal |
| St. Mary's Road | Peckham | £400,000 | 667 | £600 | Leasehold 125 yrs | 32 ft garden + balcony |
| The 1-bed that started this | Forest Hill | £375,000 | 605 | £620 | Leasehold 114 yrs | Private garden |
| Pullman Court | Streatham Hill | £375,000 | 583 | £643 | Ask agent | Ask agent |
| Palace Road | Streatham Hill | £400,000 | 617 | £648 | Ask agent | Shared garden |
Transport, and that is a real thing to buy. Victoria line at Brixton, Northern line at Balham, Thameslink to Blackfriars and City, and buses down to central London through the night. Nothing in Forest Hill or the Norwoods matches that. If your commute is central or west London rather than the City, this changes the calculation considerably.
What you give up is the garden and about 150 square feet. Not one private garden turned up under £400,000 in the entire search — Streatham Hill's Victorian houses were carved into four and five flats and the gardens went communal. That has been non-negotiable for you since the first list, and it's worth deciding explicitly whether it still is rather than drifting past it.
The honest ranking hasn't moved. Downton Avenue is a good flat with excellent paperwork and it does not beat Queen Mary Road on any measure except the tube map. Five searches in, Woodside Green, Selhurst Road and Queen Mary Road remain the three that meet your brief in full.
Christchurch Road, SW2 — offers in excess of £390,000. A handsome Victorian conversion, 684 sq ft, and the numbers underneath are poor: an 89-year lease and a £2,720 annual service charge, the highest of anything across all five lists. That's £227 a month before your mortgage, on a flat whose lease you'll also need to pay to extend.
The £400,000 clustering. Fourteen of the twenty-four listings in this search are priced at exactly £400,000 and six at exactly £375,000. That is sellers and agents pricing to the top of buyers' search filters, not to what the flats are worth. Several are probably worth less than the number on them — so anchor on £/sq ft and comparable sold prices, not on the asking price, and do not assume £400,000 means anything.