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fish need water

4.8/5, 345 Reviews
96% Recommended

94% sales valuation accuracy

98% letting valuation accuracy

87% sales fee satisfaction

87% letting fee satisfaction

Contact Us
Our goal is to show you how we can work together to sell or let your home to add value. We're experts at marketing your home and are motivated to negotiate the best price for you because of our unique pricing structure that rewards us for achieving brilliant results. Call us or check our customer reviews to see w
hat people say about us...
"James sold my house in..."

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5 Star Review
UserName

James

UserName

Susie

By : 'Catherine F'
Services : Sales(As a Vendor)
Would you recommend ? : Yes
Postcode : SE26

15 Apr 2025
People found this helpful0

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 photography he arranged was particularly good and made sure that my house marketed well online. I really recommend working with James - he's a real expert in the local market and he's a genuinely nice person too. Susie ran the administration of the sale really well too.


Attached Files

    Comments on Agent Fees

    The price James recommended was on the money.

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    Latest Reviews
    Performance Statistics
    ServicesValuationFeesMin Price of property reviewedMax Price of property reviewed
    Sales94.00%87%£23,637£5,500,000
    Lettings98%87%£763£4,766
    Review Statistics
    From LandlordsFrom TenantsFrom VendorsFrom BuyersFrom Other
    GoodBadGoodBadGoodBadGoodBadGoodBad
    1001623134430056
    Areas covered
    • London
    • SE1
    • SE10
    • SE12
    • SE15
    • SE16
    • SE22
    • SE23
    • SE4
    • SE5
    • SE6
    Address

    fish need water
    1-2 The Parade, Felbridge HouseDog Kennel HillLondon, Greater London
    SE22 8BQ
    02086907766

    Opening Hours
    1. Monday :
    2. Tuesday :
    3. Wednesday :
    4. Thursday :
    5. Friday :
    6. Saturday :
    7. Sunday :
    1. 08:30 - 18:00
    2. 08:30 - 18:00
    3. 08:30 - 18:00
    4. 08:30 - 18:00
    5. 08:30 - 18:00
    6. 10:00 - 15:00
    7. Closed
    Services offered
    • Sales
    • Lettings
    • Block Management
    • Surveys
    • Conveyancing
    • Mortgage Advice
    Advertise on
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    • ?National Homes Network
    • ?Move With Us
    • allAgents Portal
    • ?OnTheMarket
    • Rightmove
    • Zoopla
    Social Media
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    Images and Videos
    BRANCH ASSET
    AVOID James ...

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    1 Star Review

    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

    6 Nov 2025
    People found this helpful

    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


    Comments on Agent Fees

    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

    Comments (0)Was this helpful?:
    James was fantastic and sold ...

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    5 Star Review
    UserName

    By : 'CJL'
    Branch : East Dulwich, 1-2 The Parade, Felbridge HouseDog Kennel Hill
    Services : Sales( As a Vendor )
    Would you recommend ? : Yes
    Postcode : SE10

    6 Jun 2025
    People found this helpful0

    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

    Comments (0)Was this helpful?:
    Great experience working with ...

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    5 Star Review
    UserName

    By : 'Arron'
    Branch : East Dulwich, 1-2 The Parade, Felbridge HouseDog Kennel Hill
    Services : Sales( As a Vendor )
    Would you recommend ? : Yes
    Postcode : SE26

    3 Jun 2025
    People found this helpful0

    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

    Comments (0)Was this helpful?:
    Highly ...

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    5 Star Review
    UserName

    By : 'Rob'
    Branch : East Dulwich, 1-2 The Parade, Felbridge HouseDog Kennel Hill
    Services : Sales( As a Vendor )
    Would you recommend ? : Yes
    Postcode : SE14

    25 Apr 2025
    People found this helpful0

    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

    Comments (0)Was this helpful?:
    We used Fishneedwater to sell ...

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    4 Star Review
    UserName

    UserName

    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

    19 Apr 2025
    People found this helpful0

    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

    Comments (0)Was this helpful?:
    James ...

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    5 Star Review
    UserName

    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

    16 Apr 2025
    People found this helpful0

    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

    Comments (0)Was this helpful?:
    Sale of Kennington ...

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    5 Star Review
    UserName

    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

    16 Apr 2025
    People found this helpful0

    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

    Comments (0)Was this helpful?:
    Great service from James, he ...

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    5 Star Review
    UserName

    By : 'Dylan'
    Branch : East Dulwich, 1-2 The Parade, Felbridge HouseDog Kennel Hill
    Services : Sales( As a Vendor )
    Would you recommend ? : Yes
    Postcode : SE9

    16 Apr 2025
    People found this helpful0

    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

    Comments (1)Was this helpful?:

    By : james hall

    25 Apr 2025

    Thanks 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...


    Thank you James at Fish Need ...

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    5 Star Review
    UserName

    By : 'Clare'
    Branch : East Dulwich, 1-2 The Parade, Felbridge HouseDog Kennel Hill
    Services : Sales( As a Vendor )
    Would you recommend ? : Yes
    Postcode : SE5

    16 Apr 2025
    People found this helpful0

    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

    Comments (0)Was this helpful?:
    We had to sell to a deadline ...

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    5 Star Review
    UserName

    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

    16 Apr 2025
    People found this helpful0

    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

    Comments (0)Was this helpful?:
    James and Susie - dream ...

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    5 Star Review
    UserName

    UserName

    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

    16 Apr 2025
    People found this helpful0

    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


    Comments on Agent Fees

    Competitive, and on a sliding scale depending on sold price, which encourages them to push for a higher sale.

    Comments (1)Was this helpful?:

    By : James Hall

    16 Apr 2025

    It 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...


    Great attention to detail, ...

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    5 Star Review
    UserName

    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

    15 Apr 2025
    People found this helpful0

    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

    Comments (0)Was this helpful?:
    James sold my house in ...

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    5 Star Review
    UserName

    UserName

    By : 'Catherine'
    Branch : East Dulwich, 1-2 The Parade, Felbridge HouseDog Kennel Hill
    Services : Sales( As a Vendor )
    Would you recommend ? : Yes
    Postcode : SE26

    15 Apr 2025
    People found this helpful0

    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


    Attached Files
    • Icon

    Comments on Agent Fees

    The price James recommended was on the money.

    Comments (0)Was this helpful?:
    Professional, Personable, ...

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    5 Star Review
    UserName

    UserName

    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

    15 Apr 2025
    People found this helpful0

    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


    Comments on Agent Fees

    Considering the time, effort and high quality services received - the fees offered exceptionally good value.

    Comments (1)Was this helpful?:

    By : James Hall

    15 Apr 2025

    Thank 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 ...


    Brilliant experience with ...

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    5 Star Review
    UserName

    UserName

    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

    31 Oct 2023
    People found this helpful1

    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

    Comments (0)Was this helpful?:
    I couldn't recommend ...

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    5 Star Review
    UserName

    UserName

    By : 'Ralph'
    Branch : East Dulwich, 1-2 The Parade, Felbridge HouseDog Kennel Hill
    Services : Sales( As a Vendor )
    Would you recommend ? : Yes
    Postcode : SE15

    29 Oct 2023
    People found this helpful0

    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

    Comments (1)Was this helpful?:

    By : James Hall

    29 Oct 2023

    Thanks so much Ralph. I couldn't have hoped to woek with a better client. Best of luck in your new home. Thank you,...


    James and ...

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    5 Star Review
    UserName

    UserName

    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

    12 Jul 2023
    People found this helpful1

    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

    Comments (0)Was this helpful?:
    10/10 woulds trust James and ...

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    5 Star Review
    UserName

    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

    10 Jul 2023
    People found this helpful0

    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

    Comments (0)Was this helpful?:
    Everyone I’ve ...

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    5 Star 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

    31 May 2023
    People found this helpful0

    Everyone I’ve spoken to and met have been very friendly and professional. And the house we have viewed is ... Read Full Review

    Comments (0)Was this helpful?:
    Over and ...

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    5 Star Review
    UserName

    UserName

    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

    26 May 2023
    People found this helpful0

    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

    Comments (0)Was this helpful?:
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    Kindly note that legally, letting agents need to publish information about their tenancy fees, government-approved redress schemes and client money protection schemes on their website and on third party websites (on which agents are listed). For properties to lease/rent in England, agents need to keep this information up to date and precise on allAgents or specify within the property description.

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    Last updated at 11/12/2015, 11:58:49 AM by allAgents

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