Monclar rd / Arnold AVE / Wanley Rd /Dowson cl General Experience

[Lana305]

Hello there,

We are new to Camberwell/East Dulwich, having never lived here before, but we are looking to buy a lovely and spacious flat in one of the Southwark Council-owned blocks around Monclar Road, Arnold Avenue, Wanley Road, or Dowson Close.

We’ve visited the neighborhood several times during both the day and nighttime, and I really like how quiet and leafy it is, as well as how much space there is between the blocks. I’ve noticed it’s a mix of council and privately-owned flats, and it seems to be a nice blend of people.

My first question is about the residents: am I right in thinking this is a nice neighborhood? I would be grateful to hear about any experiences or observations.

My second question relates to service charges. In the block we are considering, the service charge is quite high in my opinion (£2,600 per year), though I understand this isn’t unheard of in London. However, I’ve noticed that some neighboring, similar blocks have much lower rates (£1,300 per year). Could this be due to recent costly work, or is it to subsidize the council-owned flats in the block?

Any opinions or experiences regarding service charges would also be very welcome.

Many thanks! 

Edited February 15, 2025 by Lana305

[Azalea]

Having experienced ownership of a Southwark leasehold flat,  I wouldn’t buy another one.  You need to write to the council to find out about past and upcoming major works. Have you had an offer accepted?  

[Pugwash]

Avoid council leasehold properties - especially if it is in a block. If council decide to do maintenance/refurbishments of the block you will be charged for the work whilst tenants will be free. Could end up owing thousands of pounds,

Equally if a shared house. Our old neighbour purchased his top floor flat from council, Spend thousands on it rectifying years of neglect by LBS. A couple of years later, LBS decided to paint exterior and charged him £5000  whilst the ground floor tenant did not have  to contribute. Within 6 months the paint flaked. He tried unsuccessfully to get some money back. In the end he sold up, and gained a small profit for the internal refurbishment and the addition of an exterior staircase into the shared garden. 

[Lana305]

Oh of course I see your point  but what’s the alternative in London when your budget is under £450-£500?

I figured it's either to move way out of town and spend £4-5k a year on train tickets, or keep renting—which, given the landlord sell-offs, spiraling rent costs, and bad agencies, doesn’t appeal to us anymore.

We’ve also looked at newer developments, but they come with their own service charge scams and cladding problems.

Every now and then, I wouldn’t mind paying a bit more for the upkeep of the building (as I would with a freehold house), but I wonder just how frequent and extortionate these bills really are.

I’ve read all the horror stories about leasehold drama—whether with private management companies or council-owned freeholds—but surely these are the minority? Otherwise, no one would ever buy a home in London again, right?

Maybe it’s just my naive first-time buyer optimism, hoping there’s something better out there than renting forever 😂

6 hours ago, Azalea said:

Having experienced ownership of a Southwark leasehold flat,  I wouldn’t buy another one.  You need to write to the council to find out about past and upcoming major works. Have you had an offer accepted?  

I’m already prepared for some annoyance, a bit of stress, and a slight rip-off from the council—I’ve done my homework 🙂

But do you think I’d be worse off than renting?

1 hour ago, Pugwash said:

Avoid council leasehold properties - especially if it is in a block. If council decide to do maintenance/refurbishments of the block you will be charged for the work whilst tenants will be free. Could end up owing thousands of pounds,

Equally if a shared house. Our old neighbour purchased his top floor flat from council, Spend thousands on it rectifying years of neglect by LBS. A couple of years later, LBS decided to paint exterior and charged him £5000  whilst the ground floor tenant did not have  to contribute. Within 6 months the paint flaked. He tried unsuccessfully to get some money back. In the end he sold up, and gained a small profit for the internal refurbishment and the addition of an exterior staircase into the shared garden. 

God, that sounds like an ordeal 🙄.  Will the leasehold reform ever happen in this country?! 

Also please see my message below...

[George Orwell]

Look for a "Share of Freehold". . . . . and maybe wait until this hysteria about beating the planned raised stamp duty date passes. It's happened before - folk rush in to beat the tax rise so the house prices rise and immediately drop back.

PS Try Sydenham.

Edited February 16, 2025 by George Orwell

[Lana305]

6 hours ago, Azalea said:

Having experienced ownership of a Southwark leasehold flat,  I wouldn’t buy another one.  You need to write to the council to find out about past and upcoming major works. Have you had an offer accepted?  

I am already prepared for some annoyance, a bit of stress and a slight rip-off from the council, I did my homework 🙂

But do you think I would be worse off than renting? 

 

[sjsl]

Have you looked at Dawson's Heights? Service charges were very fair last time I looked (two years ago admittedly), and they're well maintained with the best views in London : )

[Cyclemonkey]

TBH £2.6k pa is not really that high for service charges these day.  You'll pay that or more in private purpose built blocks (and not just the fancy ones with concierges and swimming pools).

[Lana305]

2 hours ago, Cyclemonkey said:

TBH £2.6k pa is not really that high for service charges these day.  You'll pay that or more in private purpose built blocks (and not just the fancy ones with concierges and swimming pools).

I know, for this reason we entirely excluded new builds from our search... private management companies seem to be a huge scam.

I just meant £2.6 k pa service charge for a small 12-14 flat council block without a lift or a garden seemed a bit much at first glance. But it's all right as long as there aren't additional large some refurbishment bills. 

[Pugwash]

It is a catch 22 situation. My neighbours have been trying to sell their 4 bed semi house for more than a year - 2 lots of buyers have dropped out.  As only 2 of them living in the house, they want to downsize in the ED area but need ground floor flat with 2 beds plus parking as wife is disabled, has a blue badge and mobility scooter. They tell me that there is a shortage of such properties in the area at a price they could afford.

Sometimes you have to take the risk that you will not be ripped off by the council with future works planned.

[Lana305]

11 hours ago, sjsl said:

Have you looked at Dawson's Heights? Service charges were very fair last time I looked (two years ago admittedly), and they're well maintained with the best views in London : )

Oh yes, Dawson Heights is such a cool building! The location isn't right for us, but those flats are lovely. I'm determined to make it to The Modern House with our future not-yet-fashionable ex-LA flat, like some of the Dawson Heights residents did 🙂

[Kipper_1972]

Try Haywards Heath, comes into London Bridge my brother moved there recently

[Lana305]

37 minutes ago, Kipper_1972 said:

Try Haywards Heath, comes into London Bridge my brother moved there recently

East Dulwich and Haywards Heath are quite different vibes 😅 and long and pricey commutes which I'd like to avoid. In my industry everyone is back to the office. 

[Cancerian]

I grew up on the neighbouring Denmark Hill estate and had friends on the Champion Hill estate (now known I think as the Cleve Hall estate) and both have always been a nice  place to live with friendly neighbours and have great transport links etc. 
Lots of flats/houses have obviously been bought over the years and Southwark Council have also auctioned off a lot of their properties in the area that become vacant over the years, rather than putting them back into the system.
Just to say that council tenants are not having any repairs/maintenance on blocks that they live in done for free as they are paying rent! 
 

[Lana305]

14 hours ago, Cancerian said:

I grew up on the neighbouring Denmark Hill estate and had friends on the Champion Hill estate (now known I think as the Cleve Hall estate) and both have always been a nice  place to live with friendly neighbours and have great transport links etc. 
Lots of flats/houses have obviously been bought over the years and Southwark Council have also auctioned off a lot of their properties in the area that become vacant over the years, rather than putting them back into the system.
Just to say that council tenants are not having any repairs/maintenance on blocks that they live in done for free as they are paying rent! 
 

14 hours ago, Cancerian said:

I grew up on the neighbouring Denmark Hill estate and had friends on the Champion Hill estate (now known I think as the Cleve Hall estate) and both have always been a nice  place to live with friendly neighbours and have great transport links etc. 
Lots of flats/houses have obviously been bought over the years and Southwark Council have also auctioned off a lot of their properties in the area that become vacant over the years, rather than putting them back into the system.
Just to say that council tenants are not having any repairs/maintenance on blocks that they live in done for free as they are paying rent! 
 

Yes, that's the one: Cleve Hall Estate.

Thank you so much, it's so good to hear a local's opinion. It does seem like a really nice place to me too.