The list price of £420,000 seems reasonable given the current market conditions in Sydenham and the property’s characteristics. While comparable properties are not given precise square footage, the price falls within the range of other properties advertised around Crystal Palace Park Road. The inclusion of a garden and its proximity to the park justifies the price point compared to similar properties lacking the same features. However, the lack of precise square footage information for comparable properties makes definitive price assessment challenging.

The property appears to be in generally good condition based on the photos. The interior is presented well, and while some aspects might be considered dated, it’s not in need of significant repair or renovation. The exterior shows some signs of age in the brickwork, which is typical for older properties in the area. However, the overall presentation suggests the flat is well-maintained and habitable.

The property is located on Crystal Palace Park Road in Sydenham, which benefits from its proximity to Crystal Palace Park, offering green space and recreational opportunities. Multiple Overground and Southeastern train stations are within walking distance or a short bus ride, providing good transport links to central London and other parts of the city. The presence of well-regarded schools nearby, such as Sydenham High School, adds to the desirability of the location for families. While the immediate street might not be the most affluent in London, the access to amenities and transport outweighs this.

The property appears to include a small to medium-sized garden. While the exact plot size is not given and the images show some leaf litter, the available space is a positive addition, especially in a densely populated area like London. It does not represent a large garden, hence the lower score.