Flood risk - Brooks and streams

Themoneysaver1993

I have just had search results back for a property I wanted to buy in Thornton Heath and it says further investigation as there is a brook/stream nearby called “Norbury Brook”. I didn’t even see it when I viewed the property and it wasn’t picked up by the surveyor. It is quite small and hidden if you google the stream you’ll see what I mean.

The whole area (Thornton Heath) seems to be listed as a Medium rating on the gov.uk website as I’ve tried different postcodes across the area.

Medium risk means that each year this area has a chance of flooding of between 1% and 3.3%. This takes into account the effect of any flood defences in the area. These defences reduce but do not completely stop the chance of flooding as they can be overtopped, or fail.


And on the particular road in question where the house is located gov.uk planning permission section listed as a Level 3- high risk of flooding (it doesn’t take into account defences where’s the medium risk score does). Also probably because it’s quite near the actual stream but the property/local nearby area hasn’t ever flooded before (the seller said and I’ve searched google and asked the environment agency) and the brook/stream is a small one.
In terms of insurance I’ve seen quotes from a few providers around £250 for the year.

Anything to significant to worry about or am I being overly curious/paranoid as a first time buyer?

I am personally not actually worried nor do I think it’s going to flood as the area is not prone to floods, insurance isn’t outrageously high and the Brook although very near is extremely small. I’m interested in hearing other people’s attitudes towards it as I guess that will matter when it comes time to selling? This is in London and not near a main river so does this kind of thing affect value

walwyn1978

Some people (particularly extremely cautious types or families with very young children) might be put off. Other people, like me, might prioritise your property because they like the idea of being close to water for views/wildlife etc.

You will restrict your market a little, but from what you’ve said I don’t see it being a big issue at sale time.

hazyjo

Bought a house in a very similar situation - 'river' behind the house, although was very small at that point, more of a brook/stream. I can't think of any additional negatives. Used to love the wildlife. Got a lot of birds, squirrels, frogs, etc! Cats loved it and was a nightmare getting them in - that's the only vague negative for me lol!


Insurance was more - and I was more limited (my lender's insurers wouldn't insure), but it did seem like a fairly small price to pay for the house. It says it's considered 'medium' risk, but I'm sure I was told high at the time, so bear in mind that's (prob) changeable depending on local flooding nearby from the same source.

Themoneysaver1993

Just to add some context I’ve looked on google to get a better idea of exact proximity and the stream is two houses away so my terraced house is the third one away from it.

It is not actually visible when you walk on the road as it is underground and only visible if your house is situated in a place where it runs underneath. If not for the environment agency you wouldn’t even realise it is there (hence why I didn’t know initially)

Themoneysaver1993

Thanks for your experience thats my perspective on it but was trying to gauge what the general consensus/attitude towards a nearby stream. Any difficulty selling it or any buyers raise any questions about it?

Themoneysaver1993

Thanks! To provide more info, It is a hidden stream (underground) and it’s a terraced house 2 houses away from the stream so it’s not directly next to it so with that in mind I’m not sure how this would adversely affect small children ?

societys_child

I’m not sure how this would adversely affect small children ?

Depends on their age, kids love to play near streams and don't realise the danger.
An underground stream could be very attractive.

hazyjo

Themoneysaver1993 wrote: »

Thanks for your experience thats my perspective on it but was trying to gauge what the general consensus/attitude towards a nearby stream. Any difficulty selling it or any buyers raise any questions about it?

Was around 10 years back, so it's sketchy, but I don't remember it being a problem. I did sell to an investor though. Loads of properties back onto it, and the river runs through much of Highams Park (E4) and it's a very popular area. Never heard of anyone having probs selling due to the river (but that's not to say they didn't have any issues!).