The UK's Largest Customer Review Website for the Property Industry
The UK's Largest Customer Review Website for the Property Industry

4.8/5, 345 Reviews
96% Recommended
94% sales valuation accuracy
98% letting valuation accuracy
87% sales fee satisfaction
87% letting fee satisfaction

James

Susie
By : 'Mr happy seller'
Services : Sales(I sold a property using them)
Would you recommend ? : Yes
Postcode : SE23
I came to talk to James after having an unsatisfactory experience with the areas leading agent (their words to me) who had over 40% market share or something like that. At the time it all sounded very impressive although perhaps naively, I expected the staff of said agent to all have the same passion as the person I met at the valuation. At the time he assured me they had a database full of buyers, and that they’d be willing to pay a very attractive price for my property. But it didn’t materialize. After several excuses about the market being difficult, and buyers not wanting something exactly like my property, they were soon on the phone telling me if I didn’t reduce my price it would be a big mistake. I started to think the big mistake was me falling for it ‘hook, line and sinker’. It seems the other 25 odd branches that I’d been led to believe would be also selling my flat, couldn’t muster a single viewing between them. And when agents did carry out viewings, they didn’t seem particularly interested and didn’t seem to know my property very well either. I don’t think the different agents viewing it helped in any way either as it seemed incohesive to me from my perspective. After this rather frustrating experience I stumbled across Get Agent where I then had a call from one of their team explaining what to look for in an agent and how their stats could help me. On the phone they mentioned James, explaining he was a smaller Company but had VERY good sales stats, so I ticked the box to request him to call me. After an initial chat, we agreed a meeting and he explained what he did that no other agent did, which is to help me create the right advert by helping me to style my property for his photographer. In fact, on the day he insisted I left him to it. I can tell you my previous agent did nothing to help whatsoever. In fact when I complained about some of the photos being poor, they did absolutely nothing about it. James’ photographers were far from poor. The previous agents photographer had been and gone within 30 minutes, James spent almost 1hr and 30 minutes moving furniture, and things he deemed unnecessary out of view. I also noticed his passion in asking for very specific angles and photos he wanted that he’d taken time to set up and stylize for his photographer. It was a very different experience from the market share and leading agent. They didn’t attend with their photographer, didn’t give any constructive advice to me about how to create a very good property advert. The other smaller agent spent over two and half hours here, explaining how better adverts attracted the right people and left looking physically exhausted after moving half my furniture around! It was a case of the difference between being told ‘hot air’ and being told how to make a real difference. We shared a whatsapp group with James and his admin assistants who he says help book his diary. He did all the viewings himself, which was very reassuring as he clearly knew what he was doing, and in the end negotiated a very good result for me, one which I was absolutely delighted with. The fist agent had failed to get an offer from a buyer. He did tell me he was self-employed and he did also tell me that he only earns a living if sales actually go through, and perhaps that accounts for the difference between the first agent who seemed rather complacent in their dealings with me, and James, who always seemed very focused and committed – even messaging me in reply late into the evening when I wasn’t expecting one. I would give James 5 stars for the effort. 5 Stars for the advice which turned out to be 100% accurate. 5 stars for the execution, of how he negotiated, patiently with my buyer, offering me reassurance he was actively working with my interests at heart. Never did I expect a self-employed agent who only deals with a few clients each month to offer such a resolutely better service than a market leading agent, however that is exactly what happened and I’m very glad out of frustration I decided to call Get Agent that day. Just lastly I would like to make a mention of James’ helper Susie, who communicated with me, the buyer and all the different involved parties throughout the sale of my property. She was very good at keeping me updated and like James seemed to be working outside of the hours you’d call usual. I have recommend James to a very good friend and I know they’ll be in very good hands. Thank you James and Susie for all your hard work and effort in helping me make my move. I am now very happy indeed.
By : James Hall
20 Feb 2023Thank you so much for the very kind words. I'm just pleased that I finally helped you to make your dream move away from London, and I'm very grateful that you passed a friend to me too. As always call me if you want any information about the property markets, in London or rural Kent.
| Services | Valuation | Fees | Min Price of property reviewed | Max Price of property reviewed |
|---|---|---|---|---|
| Sales | 94.00% | 87% | £23,637 | £5,500,000 |
| Lettings | 98% | 87% | £763 | £4,766 |
| From Landlords | From Tenants | From Vendors | From Buyers | From Other | |||||
|---|---|---|---|---|---|---|---|---|---|
| 100 | 1 | 62 | 3 | 134 | 4 | 30 | 0 | 5 | 6 |
fish need water
1-2 The Parade, Felbridge HouseDog Kennel Hill, London, Greater London
SE22 8BQ
02086907766







£ 450000 Offers Over
2 Bedroom Maisonette House for Sale - Kinburn Street, Rotherhithe, SE16

£ 575000 Offers Over
2 Bedroom Ground Flat House for Sale - Waldegrave Road, Crystal Palace, SE19

£ 585000 Offers Over
2 Bedroom Semi-Detached House for Sale - Hermitage Road, Upper Norwood, SE19

£ 1175000 Offers Over
4 Bedroom Terreced House for Sale - Athenlay Road, Peckham, SE15

£404 pw | £1750 pcm
1 Bedroom Apartment House to Rent - Deptford Wharf, London, SE8

£577 pw | £2500 pcm
2 Bedroom End of Terrace House to Rent - Redwood Close, Surrey Quays, SE16

£462 pw | £2000 pcm
1 Bedroom Flat House to Rent - Wadeson Street, Bethnal Green, E2

£390 pw | £1690 pcm
1 Bedroom Apartment House to Rent - Bermondsey Square, SE1

By : 'J'
Branch : East Dulwich, 1-2 The Parade, Felbridge HouseDog Kennel Hill
Services : Letting (Property Management)
Sold price : £1
Would you recommend ? : No
Postcode : SE9
We had James Hall. He was awful. When we went live it was not done properly, no video, wrong measurements, no ensuite and some of the pictures were awful. Left people on their own wandering around the house with my front door wide open. Locked my husband out of the house. Always rushing around. ... Read Full Review
I would not pay a penny for James Hall as an Estate Agent. Needs lots of training totally unprofessional and does not know what he is doing

By : 'CJL'
Branch : East Dulwich, 1-2 The Parade, Felbridge HouseDog Kennel Hill
Services : Sales (As a Vendor)
Would you recommend ? : Yes
Postcode : SE10
James was fantastic and helped us sell our flat in an oversaturated, slow moving market. He undertook viewings on evenings and weekends to ensure that we could have as many viewings as possible and followed up with various buyers, helping us secure a smooth ... Read Full Review

By : 'Arron'
Branch : East Dulwich, 1-2 The Parade, Felbridge HouseDog Kennel Hill
Services : Sales (As a Vendor)
Would you recommend ? : Yes
Postcode : SE26
Great experience working with James Hall; he really understands the landscape and helped us navigate a tough market to secure a sale on time. I would highly recommend their service, and the way they presented our apartment was first , great imagery that really captured the space in a ... Read Full Review

By : 'Rob'
Branch : East Dulwich, 1-2 The Parade, Felbridge HouseDog Kennel Hill
Services : Sales (As a Vendor)
Would you recommend ? : Yes
Postcode : SE14
James helped us sell our flat in New Cross, London. He went above and beyond to facilitate the sale - curating furniture, styling, creating a wonderful ad, and connecting us with other useful people as and when required throughout the process. Would highly recommend him to ... Read Full Review


By : 'Jane'
Branch : East Dulwich, 1-2 The Parade, Felbridge HouseDog Kennel Hill
Services : Sales (As a Vendor)
Sold price : £310000
Would you recommend ? : Yes
Postcode : SE4
We used Fishneedwater to sell our flat. James handled all the viewings and furnished the flat us to enhance the sales pictures. Susie did a good job of following up the sale once a buyer was found. A good service and I would recommend ... Read Full Review

By : 'Paul'
Branch : East Dulwich, 1-2 The Parade, Felbridge HouseDog Kennel Hill
Services : Sales (As a Vendor)
Sold price : £230000
Would you recommend ? : Yes
Postcode : SE23
I cannot speak highly enough of the exceptional service I received from James Hall at Fish Need Water. When I first set my heart on buying a flat in Forest Hill, I was told by many that it wouldn’t be possible. But James was undeterred. He was determined, tenacious, and relentless in his efforts to ... Read Full Review

By : 'Mary'
Branch : East Dulwich, 1-2 The Parade, Felbridge HouseDog Kennel Hill
Services : Sales (As a Vendor)
Sold price : £305000
Would you recommend ? : Yes
Postcode : SE17
James looked after the sale of my flat and made it very quick and painless. He was efficient, proactive and I was happy with the price received. No hesitation in recommending ... Read Full Review

By : 'Dylan'
Branch : East Dulwich, 1-2 The Parade, Felbridge HouseDog Kennel Hill
Services : Sales (As a Vendor)
Would you recommend ? : Yes
Postcode : SE9
Great service from James, he was very thorough in providing sales analysis of local properties and gave us a detailed pack with all the information needed. We decided to take the extra package of 'dressing' the property and very glad that we did, once dressed the property looked fantastic and ... Read Full Review
By : james hall
25 Apr 2025Thanks for the comments Dylan. I agree, that styling the flat made all the difference as it really did look homely afterwards. Thanks for the business, it was a pleasure working with...

By : 'Clare'
Branch : East Dulwich, 1-2 The Parade, Felbridge HouseDog Kennel Hill
Services : Sales (As a Vendor)
Would you recommend ? : Yes
Postcode : SE5
James Hall helped us sell our flat in Camberwell before a move to Scotland. We needed a quick sale and James achieved that as well as getting a very good price us. The excellent photos that James arranged and his detailed, careful advice on how to present our flat were key to the sale. Thanks ... Read Full Review

By : 'D'
Branch : East Dulwich, 1-2 The Parade, Felbridge HouseDog Kennel Hill
Services : Sales (As a Vendor)
Sold price : £751000
Would you recommend ? : Yes
Postcode : SE6
We had to sell to a deadline and were recommended Fish Need Water. A negative became such a positive as soon as we met James. We told him what we needed to achieve and he was so helpful and hands on in helping us take the necessary steps to achieve our target. James was so knowledgeable and ... Read Full Review


By : 'Lewis'
Branch : East Dulwich, 1-2 The Parade, Felbridge HouseDog Kennel Hill
Services : Sales (As a Vendor)
Sold price : £350000
Would you recommend ? : Yes
Postcode : SE27
Name sand the team certainly know their stuff! James came in and told us everything we needed to do in order to sell successfully, he doesn’t beat around the bush. 3 months later after we had done all he had suggested, his photographer came and took some lovely stylised shots of our flat, ... Read Full Review
Competitive, and on a sliding scale depending on sold price, which encourages them to push for a higher sale.
By : James Hall
16 Apr 2025It was a pleasure to work with you. So many people don't want to listen to good advice, mostly as they have other agents telling them it'll not make a difference. A repaint in fact, makes ALL the...

By : 'Adelina'
Branch : East Dulwich, 1-2 The Parade, Felbridge HouseDog Kennel Hill
Services : Sales (As a Vendor)
Sold price : £600
Would you recommend ? : Yes
Postcode : SE19
The experience with fish need water was excellent. James had great attention to detail and put so much time and effort into selling our home. He was always ready to help whenever needed and was able to sell our property in less than three months. We would definitely ... Read Full Review


By : 'Catherine'
Branch : East Dulwich, 1-2 The Parade, Felbridge HouseDog Kennel Hill
Services : Sales (As a Vendor)
Would you recommend ? : Yes
Postcode : SE26
James sold my house in Sydenham in July 2023, just as the market started to slow down. I'd been on the market six weeks in total. James gave me very frank advice about how to prepare my property sale, which I took on board. James has a great team of people to support the marketing. The ... Read Full Review

The price James recommended was on the money.


By : 'Chris'
Branch : East Dulwich, 1-2 The Parade, Felbridge HouseDog Kennel Hill
Services : Sales (As a Vendor)
Sold price : £280000
Would you recommend ? : Yes
Postcode : SE4
Our first contact with James Hall was in June 2022. The two year nightmare of selling my leasehold property finally ended in August 2024. James Hall had supported us throughout this period. Without his professional, personable expertise and support it is highly likely I would have resorted to ... Read Full Review
Considering the time, effort and high quality services received - the fees offered exceptionally good value.
By : James Hall
15 Apr 2025Thank you Chris for the review. It was an absolute pleasure to partner with you a a joint venture on the renovation of your property. I'm glad it went well and we achieved a really quick sale at a ...


By : 'Claire'
Branch : East Dulwich, 1-2 The Parade, Felbridge HouseDog Kennel Hill
Services : Sales (As a Vendor)
Sold price : £475000
Would you recommend ? : Yes
Postcode : SE15
Brilliant experience with Fish Need Water! When we started thinking about moving house we didn't know where to start and so we spoke to a few agents, mainly high street as well as James. We took a bit of a gamble going with James, but our gut instinct told us it worth it, and boy were we ... Read Full Review


By : 'Ralph'
Branch : East Dulwich, 1-2 The Parade, Felbridge HouseDog Kennel Hill
Services : Sales (As a Vendor)
Would you recommend ? : Yes
Postcode : SE15
I couldn't recommend James highly enough - in fact he saved our skins when we'd pretty much lost hope in the whole sale purchase. We were originally working with a high-street estate agent and getting absolutely nowhere - a few months of barely any viewings and one low offer. It ... Read Full Review
By : James Hall
29 Oct 2023Thanks so much Ralph. I couldn't have hoped to woek with a better client. Best of luck in your new home. Thank you,...


By : 'Joe'
Branch : East Dulwich, 1-2 The Parade, Felbridge HouseDog Kennel Hill
Services : Letting (As a Owner)
Rent PCM : £572000
Would you recommend ? : Yes
Postcode : SE9
We came across James using google to find a local agent. After he called and we spoke he explained that even though the office where he works part time is in Dulwich, he lived in Eltham, not far from my property in fact. James explained that he is a self-employed estate agent and the passion he ... Read Full Review

By : 'Abigail'
Branch : East Dulwich, 1-2 The Parade, Felbridge HouseDog Kennel Hill
Services : Sales (As a Vendor)
Sold price : £365000
Would you recommend ? : Yes
Postcode : SE26
We recently sold our flat with Fish Need Water. After speaking to several estate agents in the area, James stood out as the most knowledgeable and passionate so we decided to go with him. He helped us style the flat and we had over 30 excellent photos to use on the advert. We had interest ... Read Full Review
By : 'Sam'
Branch : East Dulwich, 1-2 The Parade, Felbridge HouseDog Kennel Hill
Services : Letting (As a Tenant)
Rent PCM : £1800
Would you recommend ? : Yes
Postcode : E14
Everyone I’ve spoken to and met have been very friendly and professional. And the house we have viewed is ... Read Full Review


By : 'Sue'
Branch : East Dulwich, 1-2 The Parade, Felbridge HouseDog Kennel Hill
Services : Sales (As a Vendor)
Sold price : £500000
Would you recommend ? : Yes
Postcode : W5
Over and Above I had used fish need water previously to let my property in the Art Deco built Ealing Village. I hadn’t spoken to James before, and when I enquired about selling my property, it was he who visited and reported back to me. James recommended that I didn’t market ... Read Full Review
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Last updated at 11/12/2015, 11:58:49 AM by allAgents