Lewisham · SE26 · House and flat clearance
Same-week slots · Fully insured · Local Sydenham fitters · Fixed written pricesLooking for house and flat clearance in Sydenham SE26? We work in Sydenham most weeks — a long high street on the hill where the Crystal Palace once stood nearby — and price house and flat clearance against that reality rather than a London average. Fixed written quote from £280, insured crews, set-aside items kept, broom-clean at hand-back.
Overview
Booked mostly by social-housing-led households around Sydenham, house and flat clearance here covers supply-free fitting from £280. With 64% of Sydenham's 9,790 homes in flats, lift access and stair carries in SE26 shape the slot length we hold.
How it works
Step 1
Video walk-through or a visit; we count rooms, lofts and outbuildings so the volume figure is real.
Step 2
You tell us what must be kept — paperwork, jewellery, photographs — and it is bagged separately and handed over.
Step 3
Furniture in good order goes to reuse partners; textiles, metal, WEEE and wood are split on the van.
Step 4
Everything is carried out, with flat-pack units broken down where a lift or stairwell will not take them whole.
Step 5
Broom-clean rooms, photos of the finished property and the waste transfer note by email.
Why choose us
Executors and landlords usually book three to five days ahead; we hold same-week slots for tenancy deadlines and completion dates. Sydenham (Overground) is the nearest station, so a SE26 visit rarely needs a whole morning set aside.
We expect precast concrete panels and dense blockwork in Sydenham, often with surface conduit, the pattern behind 9,790 households inside the SE26 neighbourhood in SE26, and we carry the anchors, through-fixings and long bits that match. The mistake we spend most time undoing here is Sydenham gives us drilling blind into a panel with reinforcement or a buried cable behind it, which is what a 64% flat share across the ONS neighbourhood covering Sydenham actually produces.
Every house clearance is carried out under our upper-tier waste carrier registration, with a waste transfer note naming the transfer station, the weight and the date.
A two-person crew and a Luton for flats; three or four crew and two vans for houses with lofts, cellars or garages. Steep hills, high-street loading windows and narrow side streets.
Fixed prices
| Job | From | Typical time | What sets the price |
|---|---|---|---|
| Studio or one-bed flat | £280 | 2–3 hrs | Usually a half to three-quarter Luton load once wardrobes and a bed base are broken down. |
| Two-bed flat or maisonette | £450 | 3–5 hrs | Two bedrooms of furniture plus a kitchen strip typically fills one van and part of a second. |
| Three-bed house | £650 | 5–7 hrs | Loft, shed and garage contents are what push a three-bed past a single load. |
| Four-bed house or larger | £950 | 1 day | Two vans and three or four crew, with multiple transfer-station runs across the day. |
| Probate clearance with valuation set-aside | £420 | By survey | Paperwork, photographs and items set aside for the executor take time a straight clear does not. |
| Single room or garage clear | £160 | 1–2 hrs | Priced on the volume that leaves the property, so a packed garage costs more than an empty spare room. |
Studio or one-bed flat
£280 · 2–3 hrs
Usually a half to three-quarter Luton load once wardrobes and a bed base are broken down.
Two-bed flat or maisonette
£450 · 3–5 hrs
Two bedrooms of furniture plus a kitchen strip typically fills one van and part of a second.
Three-bed house
£650 · 5–7 hrs
Loft, shed and garage contents are what push a three-bed past a single load.
Four-bed house or larger
£950 · 1 day
Two vans and three or four crew, with multiple transfer-station runs across the day.
Probate clearance with valuation set-aside
£420 · By survey
Paperwork, photographs and items set aside for the executor take time a straight clear does not.
Single room or garage clear
£160 · 1–2 hrs
Priced on the volume that leaves the property, so a packed garage costs more than an empty spare room.
Prices are for the total volume cleared, agreed before we start. Landlord, executor and letting-agent invoices are issued plus VAT at 20% with the waste transfer note attached. Permits, bay suspensions, ULEZ and the Congestion Charge, where they apply, appear as separate lines in the quote.
Scope
This was my second job for Hello services and I was delighted to have Adam and Sultan back again. I had furniture assembly and clearance work to be done, and again it was done very professionally to a very high standard, and with absolute politeness at all times. They did an excellent job yet again… Read in full →
Sultan assembled our new wardrobe. Really good service. Was also able to find clearance through them. Both services were good
The guys arrived prompt at 9 am . Sorry I’m rubbish at names but I remember the one guys initials were AB . He really worked hard . Both guys were very polite and were happy to pop back up the stairs to finish dusting the bedrooms surfaces that were missed . Not one moan… Read in full →
Read all 11 Clearance and waste removal reviews across the UK →
Quoted verbatim from reviews customers left on our public Google and Trustpilot profiles. Nothing is edited, shortened beyond the link above, or written by us.
Coverage
Also in this area
Single items, garden waste, builders' waste and office strip-outs across the borough.
When the load is moving somewhere rather than going to a transfer station.
Local moving crews working from the same borough, not across the city.
The property cleaned before your things arrive, not around them.
Working in Sydenham
9,790 households sit inside the SE26 neighbourhood covering Sydenham. The build is mainly Victorian, the tenure profile social-housing-led, and 64% of those homes are flats.
With 22% private renting against 45% owner-occupied, most SE26 bookings land on a move-in day rather than a weekend.
Sydenham substrates run to precast concrete panels and dense blockwork in Sydenham, often with surface conduit, the pattern behind 9,790 households inside the SE26 neighbourhood. Nothing is drilled until the wall has been sounded, because Sydenham gives us drilling blind into a panel with reinforcement or a buried cable behind it, which is what a 64% flat share across the ONS neighbourhood covering Sydenham actually produces is the mistake that costs a SE26 customer twice.
Sydenham is outside the Congestion Charge zone but inside ULEZ; our vehicles are compliant, so nothing is added for it. What shapes the job more is the neighbourhood itself — a long high street on the hill where the Crystal Palace once stood nearby — which is why a SE26 quote is not a Lewisham average.
On access, steep hills, high-street loading windows and narrow side streets — one reason a two-person crew and a Luton for flats; three or four crew and two vans for houses with lofts, cellars or garages. Fitters travelling in use Sydenham (Overground).
Area at a glance
Who lives in Sydenham and what they live in decides how house and flat clearance is quoted and how long a visit takes. These are the published Census 2021 figures for the Lower Sydenham and Sydenham Wells and Upper Sydenham neighbourhood itself — not Lewisham-wide averages, and not estimates.
23,435
Residents
Lower Sydenham and Sydenham Wells and Upper Sydenham neighbourhood, Census 2021
9,790
Households
Median age 36.9
Flats vs houses
Residents by sex
Single-person households
31.3%
Privately rented
21.7%
Source: ONS Census 2021 via Nomis (TS008, TS041, TS007A, TS044, TS054, TS003), MSOA geography. Figures cover the ONS neighbourhoods Lower Sydenham, Sydenham Wells, Upper Sydenham (E02000680, E02000685, E02000687) — the published geography that covers Sydenham, not the whole borough. Neighbourhood names: House of Commons Library MSOA Names (OGL). Coordinates for the SE26 district: 51.4277, -0.0546 — Outward postcode centroid, postcodes.io (Ordnance Survey Open Data).
Studio or one-bed flat starts at £280 in Sydenham on SE26 jobs, with Sydenham Wells Park a few streets away, and every job is quoted as a fixed written price before a fitter is booked. Volume first, then access. A second-floor flat with no lift, a shared stairwell or a permit-only frontage adds crew time to the same amount of furniture in Sydenham, with this being a short walk from Sydenham (Overground).
A studio or one-bed starts at £280 and a two-bed at £450, quoted from a video walk-through so the volume figure is real across SE26, with 33% social-rented stock nearby. With 64% of Sydenham homes being flats, most local jobs land in that band once wardrobes and bed bases are broken down around Sydenham (Overground), with 45% owner-occupation locally.
Yes — from £420, including a set-aside list. Paperwork, photographs and anything the executor flags is bagged separately and handed over for Sydenham (SE26) addresses, with a median age of 37 in this neighbourhood, with photos of each room before and after for the estate file.
Yes. 36% of homes here are houses, with 45% owner-occupation locally, and lofts, sheds and garages are the contents that push a three-bed past a single Luton — we survey them up front so the price does not move on the day around Sydenham (Overground) — and this being a short walk from Sydenham (Overground).
Where London Borough of Lewisham controls the frontage, yes across SE26. We arrange the suspension and show it as its own line in the quote on this side of Lewisham. 45% of Sydenham homes are owner-occupied, with 45% owner-occupation locally, and completion-day clears are exactly where an unbooked bay costs a whole morning on SE26 jobs.
Yes — every clear ends with a waste transfer note naming the transfer station, weight and date in Sydenham, with 64% of homes here being flats. It matters here: 22% of local homes are privately rented and agents ask for it at check-out on Lewisham bookings, with Lewisham parking rules in play.
Sydenham Wells Park is the marker we route to on Lewisham bookings, with Sydenham Wells Park a few streets away, and steep hills, high-street loading windows and narrow side streets. A SE26 slot added to an existing Lewisham round usually lands the same week rather than the next on the Sydenham rounds, with 22% of SE26 homes being privately rented.
Read next
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Assembly
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Assembly
Wardrobes, beds and kitchen units built and levelled the same day.
Free quote · 1-hour reply
Two ways to go: price it yourself on the quote page, or pick a slot on the live booking calendar. Sydenham SE26 jobs are confirmed in writing before anyone travels, and the same crew covers the rest of lewisham.
No deposit is taken until the price and slot are confirmed in writing.
