End of tenancy cleaning in Bellenden, same week if you need it

The bollards tell you where you are

The cast-iron bollards along Bellenden Road were designed by Antony Gormley, and the lampposts by Tom Phillips, both during the Bellenden Renewal scheme in the 1990s. No other stretch of Peckham has them, and that is a fair shorthand for what this pocket of SE15 is: the gentrified, conservation-area side of Peckham that runs down towards Peckham Rye Park. We do deposit-back end of tenancy cleaning on the Victorian conversions and Edwardian terraces here, fixed price, from £156 for a studio, and we have been doing it on these streets since 2014. Ring 0333 555 2076 or email [email protected] for a quote.

Last updated May 2026. We cover the SE15 4 and SE15 5 streets either side of Bellenden Road, up the hill to our Southwark borough page.

Bellenden is its own thing, and the wording on a Bellenden check-out report proves it. A clerk here is not ticking boxes on a new-build. The flat has features that a standard commercial clean walks straight past, and the report is written by someone who knows that.

It helps to be clear about where Bellenden sits, because we clean three sides of the same postcode and they are not the same job. The wider Peckham (SE15) rounds, up around Rye Lane, are mostly fast-churn flats and new-builds where tenants move when work or study moves. The Peckham Rye (SE15) streets nearest the park share our period stock but tip towards the larger family terraces. Bellenden Village proper is the bit in between, the conservation grid hung off Bellenden Road itself, where the renters tend to be longer-stay professionals and the flats are nearly all upper or lower conversions of two-storey bay-fronted houses.

What a conservation flat costs you at check-out

Rents on and around Bellenden Road have kept climbing. ONS private-rent data for Southwark shows the median rising through 2025 and into 2026, and a one-bed conversion on Bellenden Road, Chadwick Road, Maxted Road or Lyndhurst Way now sits well above £1,800 a month. Five weeks’ rent is the deposit cap under the Tenant Fees Act 2019, which puts a typical Bellenden deposit in the £2,000 to £2,700 band.

So the landlord has a real reason to deduct.

And the clerk they send is not a generalist. These are people who know Bellenden stock, who know where dust collects on a Victorian cornice and what a properly cleaned sash runner looks like. The check-out report is the document that decides whether your deposit comes back whole, and clerks write it in language that gives the tenant very little room: “cleaning required to a professional standard” is not a phrase you can argue your way around once the flat is already handed over and the dust is on the page.

The flags repeat from flat to flat. Oven glass with carbon baked onto the inner pane. Limescale on a period tap or down a shower screen. A grey bloom of dust on a picture rail or a ceiling rose. Smears on the inside of the sash glass. Grease behind the hob. Sealant gone yellow round the bath. Any one of those is a £120 to £280 deduction. Put a few together and the figure runs past £500.

There is a timing angle to Bellenden that the wider area does not share. Because the renters here are mostly settled professionals rather than students, tenancies turn over across the whole year rather than bunching at the end of the academic one, and people tend to give proper notice and line up a check-out date weeks ahead. That sounds like it should make the clean easier, and it does, but it also means the agent has booked the inventory clerk well in advance and the clerk arrives expecting the flat to be handed back in the condition the check-in recorded, down to the cornice. A late, rushed clean stands out badly against that expectation, which is the one mistake we see decent tenants make.

The high street itself is part of why the stock is kept the way it is. Bellenden Road runs as a row of small independents, a butcher, a couple of cafes, the bookshop, the deli, the Saturday stalls down towards Choumert, and that strip is exactly what the conservation designation is meant to protect. Landlords on these streets know the flats let on their character, so they keep the fireplaces, the boards and the sash windows rather than stripping them out, and they expect them handed back the same way.

A clerk here is not ticking boxes on a new-build.

The licence, and the new tenancy law

Two pieces of regulation shape how a Bellenden landlord behaves at the end of your tenancy, and both pull in the same direction: tighter, more careful, more documented.

The first is licensing. Bellenden falls inside the Peckham and Peckham Rye wards, both covered by Southwark Council’s second selective licensing scheme, which started on 1 November 2023 and runs to 31 October 2028. It requires a licence for almost every privately rented home let to a single household or two sharers, on top of the borough HMO rules. A landlord caught without the right licence faces a civil penalty of up to £30,000, and that pressure runs downhill: a landlord under that kind of scrutiny inventories you out methodically, because their own paperwork has to stand up.

The second is the law itself. The Renters’ Rights Act 2025 came into force on 1 May 2026, the biggest change to private renting in a generation. Section 21 no-fault evictions are gone, fixed terms now roll into periodic tenancies, and the grounds for disputing a deposit deduction have tightened. What the Act does not touch is the professional-standard cleaning clause sitting in most tenancy agreements. If your contract asks for a professional clean at the end, that obligation survived 1 May 2026 in full.

The deposit schemes still run the disputes. Here is the jargon a Bellenden clerk and agent will use, in plain terms.

Check-in inventory

The report written when you moved in, with photos and a line on the condition of every room. The check-out is measured against it, so the cleaner standard is whatever the check-in recorded, not perfection.

Deposit-protection scheme

By law your deposit is held by TDS, DPS or mydeposits. Each runs a free dispute service if you and the landlord cannot agree.

Adjudication

An independent assessor at the scheme reads both sides and decides who keeps what. Cleaning is the category they see most. Shelter walks you through how to raise one.

Selective licence

The Southwark permission a landlord needs to let most flats in the Peckham and Peckham Rye wards. It comes with condition and management standards, which is why licensed landlords run tighter check-outs.

The streets we cover, Rye to high street

We work the whole Bellenden Village triangle and the streets feeding into it. That means the full length of Bellenden Road from Peckham High Street down to the Rye, plus Chadwick Road, Maxted Road, Lyndhurst Way, Lyndhurst Grove and Lyndhurst Square. It takes in Choumert Road, Choumert Grove and Choumert Square, the Holly Grove conservation addresses, Kelly Avenue, Nutbrook Street, Costa Street, Elm Grove and Oglander Road. Blenheim Grove, Bournemouth Road, Gowlett Road, Highshore Road, Hanover Park, Talfourd Road and Talfourd Place are all in.

If your postcode sits in SE15 4 or SE15 5 and you are a walk from Peckham Rye station, we cover you.

Not sure? Ring 0333 555 2076 and we will confirm on the call. We also clean to the same standard in the areas that ring Bellenden, and there is a full list of those further down.

A few of these streets have their own quirks worth knowing before move-out day. Choumert Square is a gated terrace of tiny one-up-one-down cottages with no vehicle access, so a clean there is carried in by hand from Choumert Grove, which is fine but worth flagging when you book. The Holly Grove addresses are some of the oldest in the conservation area and tend to have the most delicate original detail, so they get the most careful hands on the crew. The flats up the top end of Bellenden Road, nearer Peckham High Street, are a little larger and a little later than the cottages at the Rye end, which changes how long a clean takes more than what it costs.

What the 57 points do on a period flat

Every Bellenden job runs the same 57-point checklist that SE15 agents know and accept. It was built for London period stock, not copied off a generic commercial clean, and on a conservation flat that difference is the whole job. A standard clean does the surfaces a tenant uses every day. The 57 points add the things a clerk checks and a tenant never does: the top of a picture rail at head height, the runner a sash slides on, the gap between two panes of oven glass, the underside of a wardrobe shelf.

In the kitchen the oven comes apart, glass on both faces, roof, base, racks and seals degreased back to a finish. The hob, the extractor and its filter, the splashback grout, the fridge seals, the washing-machine drawer and door rubber, every cupboard inside and out. Worktops and taps descaled, the bin area cleaned and the floor washed with the grout done on tiled floors. Most Bellenden kitchens are small, fitted into the back addition of the old house, and a small kitchen actually takes longer rather than less, because everything is packed tight and the clerk can see all of it at once.

The bathroom is where the hard water shows. The bath, the screen, the taps and the shower head get the descaler, the tiling and grout are scrubbed, mould spots are treated, the extractor cover comes off, and the sealant is either cleaned or flagged for replacement if it has gone past cleaning. We clean behind the pedestal and the pan, which is a line clerks check and tenants almost never do.

The bedrooms and reception rooms are where Bellenden stock earns its extra time.

Cornicing, picture rails and ceiling roses are dusted properly, because that is the dust a clerk’s torch finds first in a conversion. The sash frames, sills, runners and inside glass are cleaned smear-free. Decorative fireplaces and hearths are detailed. Radiators front and back, skirting end to end, door tops and frames, the insides and tops of wardrobes, and the original boards swept and damp-mopped with the right product rather than soaked. Carpets are vacuumed to the edge, with steam extraction on offer where the tenancy asks for it. Through the rest of the flat: the hall floor and stairs, the cobwebs in the ceiling corners, the entry door and letter plate, and a last walk with a torch by the senior cleaner before the crew leaves.

Two features deserve a word of their own, because they trip people up. The first is the original pine floors. Grime collects in the gaps between the boards where a vacuum head bridges straight over it, so we work along the grain rather than across it, and we damp-mop with a product the timber can take instead of flooding it, since a swollen board is a repair, not a clean. The second is the decorative fireplace. Most Bellenden receptions still have one, the hearth tiles and the surround collect a fine soot-and-dust mix, and a clerk reads a dirty hearth as a flag even when the fire has not been lit in years. We detail both as standard, because on this stock they are exactly the kind of thing a generic clean leaves and a clerk finds.

Hard water, and the limescale problem

South London water is hard, and Bellenden bathrooms wear it. A period tap, a reproduction Victorian shower set, a glass screen that has not been descaled in months: they all collect a chalky scale that a clerk reads instantly as “not professionally cleaned”. Limescale on chrome is one of the standing deductions in these postcodes, and it is the item tenants most often think they have dealt with when they have only wiped the surface.

Scale needs the right product and a bit of dwell time, not elbow grease.

We strip it from chrome, brass and plated fittings without scratching the finish, which matters because a marked tap is its own deduction. We hold a 97% first-time pass rate with SE15 clerks, and the bathroom is one of the main reasons the other 3% need a second visit, which is exactly what the 48-hour re-clean guarantee is there for. Over the years that standard has helped us put real money back in tenants’ pockets.

The figures behind that are simple enough. We are on the books of 300+ letting agents, and we have helped tenants recover £1.2m in deposits that would otherwise have gone on cleaning deductions. That is the whole reason the business exists, and it is why we would rather come back on a Saturday for free than argue a flag on a report.

What a Bellenden clean is priced at

Price is set by bedroom count, and it covers materials, equipment and VAT. There is no hourly creep and nothing extra appears on the invoice afterwards.

A conversion with very deep cornicing, an old range cooker or sealant that has been left for a couple of tenancies may come in a little above the baseline. We tell you that figure before we start, never once the work is done.

What the clerk flags first

The clerks instructed across SE15, by Kushy Move, Gareth James, Winkworth, Foxtons, Kinleigh Folkard & Hayward, Acorn, Hunters and Dexters, work off much the same check-out matrix. On a Bellenden flat the order they reach for it is fairly predictable.

Oven glass goes first, inner and outer pane and the cavity between them. Then the oven base and roof, the extractor filter that almost everyone forgets, the fridge seals, the washing-machine rubber and drawer. In the bathroom: the limescale on the chrome, the sealant round the bath, the cistern base and the hinges. Then the period-stock lines that mark a Bellenden report out from a new-build one, the cornice and ceiling-rose dust, the sash sills and frame tops, the fireplace hearth. Skirting tops are the single most missed line anywhere, and carpet edges where a vacuum head will not reach are the next.

A Bellenden two-bed check-out runs 14 to 22 pages.

The ones that come back after our work run to about two, and end with a line every tenant wants to read: property returned to the standard expected under the tenancy agreement.

One case stands in for how this usually goes. A couple leaving a two-bed conversion on Chadwick Road had a check-out report from Foxtons with three flags on it, the oven door glass, limescale on the bathroom taps, and cornice dust in the front reception. Their deposit with DPS was £2,280 and the agent was proposing £380 of deductions against it. We went back inside 48 hours on the re-clean guarantee, dealt with all three, and the full £2,280 was in their account inside ten working days. The part they remembered was that the second visit landed on a Saturday with no invoice and no argument, just the work redone.

That is the shape of the thing.

A clean that passes first time is the goal, and most do, but the guarantee is what turns a flagged report from a fight into a phone call. No tenant should be losing £380 over three lines that take a crew an hour to put right.

Skirting tops are the single most missed line anywhere.

Deep clean, regular clean, or this

People mix these up, and on a deposit it is an expensive thing to get wrong.

A deep clean is not a stand-in for an end of tenancy clean. The inventory standard includes things a deep clean does not always reach, the inside of the oven glass, the inside of the kitchen cupboards, the window interiors, the extractor filter. If there is a deposit on the line, book the end of tenancy service and nothing lighter.

Booking it around your move-out

Booking is short. Ring 0333 555 2076 or email [email protected] with your Bellenden address, the bedroom count and your move-out date. We give you a fixed price on the call, slot you in around your check-out window, and on the day the crew works the 57-point list and photographs the finished rooms if you are not there. If the clerk flags anything inside 48 hours, we are back free of charge, no invoice and no argument.

There is not much you need to do before we arrive. Have the flat empty of your things, or as empty as it will be. Leave the utilities on, because we need water and power. Tell us if anything is being left for the next tenant or the landlord, so the crew does not spend time on a sofa that is going in the skip. That is about it.

One practical note on the area: Bellenden Road and the streets off it are a Southwark controlled parking zone, so we sort and cost our own parking. Loading on Bellenden Road itself is usually fine for the length of a clean. The last Friday of the month is the crush in SE15, so book ahead if that is your date.

Plenty of Bellenden tenants add one job to the clean. The ones that come up most:

• Oven cleaning, the most flagged check-out item there is
• Steam carpet cleaning for heavily walked conversion floors
• Upholstery cleaning where the sofa is the landlord’s and listed on the inventory
• Window cleaning for the outside of the sashes, often outside the EOT scope
• Removals, booked with the clean as a single move-and-clean
• After-builders cleaning if the landlord had work done between tenancies

We clean to the same standard in the areas around Bellenden, so if you are moving locally the next flat is covered too:

• Peckham (SE15), the wider area around Rye Lane
• Peckham Rye (SE15), the streets nearest the park
• Nunhead (SE15)
• East Dulwich (SE22)
• Camberwell (SE5)
• Dulwich (SE21/SE22)
• Southwark borough hub

Bellenden end of tenancy questions

How much does end of tenancy cleaning cost in Bellenden?

A studio starts at £156, a one-bed at £207, a two-bed at £243, a three-bed at £339 and a four-bed at £425. Bigger flats are quoted on view. Prices are fixed and cover materials, equipment and VAT, and we give you the number before we start, not after.

Do you bring your own equipment and products to Bellenden flats?

Yes. Every crew turns up with commercial vacuums, steam machines, ladders for the high cornicing, degreasers, limescale strippers and a stock of microfibre. You supply the keys and one working socket.

Is my deposit protected if I cannot agree on cleaning standards with my Bellenden landlord?

Yes. By law your deposit sits in one of three approved schemes, TDS, DPS or mydeposits. If you cannot agree the deductions, the scheme runs a free adjudication and an independent assessor decides. Shelter has clear guidance on raising a dispute.

How long does an end of tenancy clean take for a Bellenden 2-bed Victorian flat?

A typical two-bed conversion takes five to seven hours with a crew of two or three. Flats with heavy cornicing, original boards or neglected sealant run longer, and we block a full day for anything over three beds.

Do you clean inside original sash windows in Bellenden conservation area properties?

Yes. We clean the inside faces of the sashes, the frames, the runners and the sills as standard. The outside of a sash is an add-on, and we line it up with the internal work when a flat needs both.

What happens if the inventory clerk fails the clean?

We come back inside 48 hours at no charge and redo whatever was flagged. That is the 48-hour re-clean guarantee, written into the quote. Send us the check-out report by email and we are on site the next working day.

Do I need to be there on the day?

No. Most Bellenden tenants leave a key with the agent or in a key safe. We photograph every finished room and send the set over, so you have a record whether or not you were there.

Can you handle limescale on period Bellenden bathroom fittings?

Yes. The water here is hard and period taps, shower heads and screens collect a lot of scale. We use descalers that strip it without marking chrome, brass or the plating on reproduction Victorian fittings.

Do you clean carpets as part of end of tenancy in Bellenden?

A vacuum to the carpet edges is included. Steam extraction is an add-on, £36 a bedroom, £43 for the living room, or £115 for a whole two-bed flat. Where the tenancy names professional carpet cleaning, book the extraction.

What if my Bellenden flat needs a selective licence, does it affect cleaning?

Not directly. Licensed landlords in the Peckham and Peckham Rye wards work to tighter management standards, so their check-out inspections tend to be more methodical. We match the checklist to the agent’s known standard for the address.

How does the Renters’ Rights Act 2025 change end of tenancy obligations for Bellenden tenants?

The Act took effect on 1 May 2026. It ends Section 21 and turns fixed terms into rolling periodic tenancies, but it leaves the professional-standard cleaning clause in most agreements untouched. Cleaning deductions are still settled by the deposit schemes and the same adjudication process.

Can you park on Bellenden Road and surrounding streets?

Bellenden Road and the streets around it are inside a Southwark controlled parking zone. We sort our own parking and build it into the quote, and loading on Bellenden Road is normally fine for the length of a clean.

Do you work with Kushy Move, Gareth James and other Bellenden agents?

Yes. We clean to the check-out standards of the main SE15 agencies, Kushy Move, Gareth James, Winkworth, Foxtons, Kinleigh Folkard & Hayward, Dexters, Acorn and Hunters among them, and we keep a note of what each one flags.

Can you do next-day or same-day end of tenancy in Bellenden?

Often, yes. Weekday next-day is normal in SE15. Same-day depends on what the crews already have on, so ring 0333 555 2076 first thing and we will tell you straight away.

How far in advance should I book?

Three to five days is comfortable. The last Friday of the month goes first in SE15, so if your tenancy ends then, give us a week.

Ready when you are

Ring 0333 555 2076 or email [email protected]. Give us the Bellenden address, the bedroom count and the check-out date, and a fixed quote comes back inside the hour. Every booking carries the 48-hour re-clean guarantee and the 97% first-time pass rate with SE15 clerks behind it.