The Fold South Croydon reviews

★★★★★ 1/5

Google

I have lived here since the building first opened, and I have to say this is the WORST management team ever. They show no sympathy, lack the ability to solve problems, and instead of providing solutions, they simply shut everything down. We pay high rent and get the least service in return. When the building first opened, everything was new and the facilities were decent. But after the first year, everything started going downhill. There has been constant hot water outages, frequent elevator breakdowns, broken security doors, and the communal working area has been closed for months due to leaks. Many residents’ flats have suffered from severe leaks and even mould. The reception ceiling often turns into a “waterfall,” and the terrace area has been shut for so long I can’t even remember when it was last open. While a few reception staff are genuinely kind and helpful, the management team and the manager have left me with the worst impression. They don’t fix problems, they just make life harder for residents. This building could have been so much better, but what a shame it has been ruined by such poor management.

Violetta · 13 September 2025

★★★★★ 1/5

Google

Don't move here. Finally my lease was up and I found a new flat, but I still haven't been able to get my deposit back. Disappointed from move in to move out. If it was just about the inside of my flat, that would be five stars. The flat itself was great and new/sparkly/peaceful, but the building and management were a pain. The front desk were unhelpful and downright rude to me when I moved in (I think both of these people have since been removed). As someone said already, lifts are constantly broken so I had to climb up and down 12 flights of stairs on more than one occasion. Not everyone's able to do that, and it's disheartening to think about. There was a nonchalant and consistent delayed response to building issues. You're lucky if anyone will answer any request for help, and it made my year here an absolute nightmare. I filed a request to fix a defect in my bathroom and no one responded for months. Ultimately, I think the building got up and running way too soon without working out all the kinks. Basic things like my utility meters didn't work, and they never regularly gave meter readings, which caused so much frustration going back and forth with the companies. I also couldn't get council tax set up until a few months after moving in because the building wasn't yet in the system. When I first moved in, they left packages sitting out in the open for months before getting proper storage.

Shermaine · 12 November 2023

★★★★★ 3/5

Google

Unfortunately, I ignored the negative reviews and moved here. Regular maintenance issues, management only replied to my emails that had to do with the payment and then pretty much ignored me. Only exception Arnold is an excellent member of …

MarinaKos · 16 April 2025

★★★★★ 1/5

Google

*UPDATE* We lived here around 18 months in the end. Nothing works in this bulding. Hot water constantly off and compensation never comes through reliably. Lifts always on and off, leaks, mould, damage, the whole lot. The flats are very very warm all year round, on a hot day it will stay around 29 degrees inside in the coolest part of the day. The furniture it comes with is all wonky and horrible quality. The staff are a joke, if you can find them. The front doors are never locked and none of the magnetic fob doors actually work, access is a free for all. Paying a premium rent for this should be claiming false advertising honestly. Avoid at all costs, for your sanity more than anything. But hey, the residents banded together to try get something done and at least we got a notice board - that is under lock and key and the only things that go up have to be approved by management - which are never around. I find it very hard to believe how this building functions, when its windy outside it creaks and groans (which is normal for high rises) but with all the issues i genuinely fear for my safety in this building. Solid advice from management also when we had random contractors try to gain access to the flat "we don't know who they are, just don't open your door to strangers". That about sums it up. Basically, please, just don't stress yourself out with this place. The flats are nice in themselves, there are just so so many issues with the building and the management. Lifts broken continuously, no security on the parcel room, emails going unanswered and completely ignored despite many attempts. High bills with tariffs set by the building, with no way of changing them and confusing, conflicting information. Having previously lived in another development from the same company, we expected a lot more from this and are severely disappointed. EDIT #2 We moved out in july 2024. Just got an email now in may 2025 saying we owe something on our rental account despite it all being signed off and closed. Like make it make sense??

Katie · 13 May 2025

★★★★★ 1/5

Google

For a year and a half, the water pressure in my flat was consistently poor, as shown in the attached photos. At times, it was so bad I was unable to wash or shower, completely unacceptable for a place marketed as modern living. I raised this issue with management multiple times and requested compensation for the lack of such a basic necessity, but nothing was done. Like many other residents have mentioned in their reviews, the management team at The Fold repeatedly passes issues on to “higher powers” with no results. No solutions. No accountability. No compensation for the ongoing lack of service. In addition to the water pressure issues, the lifts are frequently out of order. On one occasion, I was trapped in a lift for over two hours. The only staff member on site was a temp who had no clue what to do, and the lift’s emergency communication system failed completely. Again, I reported this to management, but instead of addressing it seriously, they chose to ignore it. My experience has been deeply frustrating, and the general lack of responsibility or care from the management team is a recurring theme.

Mark · 7 April 2025

★★★★★ 1/5

Google

I would highly discourage anyone from renting a property here, facilities are always out of service, management is atrocious at communicating and utility bills are extremely high. Since I've lived here (2 years) the hot water has gone for days at a time meaning you're left without heating for your apartment and no showers. There are 3 lifts but there is at least 1 out of service on a weekly basis, meaning waiting for lifts takes ages and at times they are all down. So you'd have to climb up the stairs to reach your property. If you do have any complaints and want to escalate these are not acknowledged by management who will lead you on and promise to get back to you. Rent rises are also prevalent at the fold on an annual basis too, since I've been here they have risen by £110 each year. Alongside the utility bills which are extremely pricy makes it a unworthy proposition for the price. Safety is also an issue, at times there have been deliveroo drivers being able to go to people's apartments and I've personally had parcels stolen from the parcel room which the management also ignore and do not action upon. All in all a negative experience, a change of management is very much required as communication between tenants and the property company is atrocious. Shout-out to the good people that do work here: Kevin maintenance, Arnold front desk and Opi.

Adeeb · 10 April 2024

★★★★★ 4/5

Google

Tall tower in central Croydon. Good views. Couldn't believe how much green is around Croydon. Secure entrance, but people do leave it open for others so an opportunist could take advantage. I noticed there are lots of tourists staying there so being in holiday they will be more relaxed about this stuff so don't leave anything unattended even in the foyer. The foyer is nice and airy and usually has someone on the desk. There are 3 lifts and whenever I've gone they have all been working, but there are 33 floors so sometimes you need to wait. It recently had lots of problems with the hot water but they seem to have been fixed The flats are clean and basic decorating but they do allow you to do some of your own as long as you put it back to what it was when you leave. Location is very good for Croydon stations and shopping. Lovely little gardens/grounds at the bottom. Parking is not so great but that is the same for anywhere in Croydon.

Chris · 10 April 2024

★★★★★ 1/5

Google

From start to finish the experience that I had at the fold was CHAOS. It seems like this is an ongoing issue as we had to chase every tiny request we made about the property we were moving into multiple times. There is definitely an internal communication issue, I’ve asked to speak to the general manager Kim on 4 occasions and she has been completely avoiding my calls. In the end, we were told that we could no longer move into he property we were promised about 3 weeks later and have been left to find a last minute flat elsewhere. We’ve chased for our holding deposit for over a week and have had nothing. PLEASE CAN IT BE RETURNED. We should have seen the red flags from the little issues that continuously occurred from day one. Absolutely awful property management despite the nice aesthetics of the building - do not recommend wasting your time here.

Makaela · 13 September 2023

★★★★★ 1/5

Google

What can I say about The Fold… Unfortunately since starting our tenancy two years ago, we have had our fair share of grievances as I’m sure everyone else has. Firstly, the mould in some of the apartments is absolutely ridiculous. This place has been plagued with water damage, including to the entire ‘library’ space which was such a selling point for us, with ongoing work aiming to repair this waking us up in the early hours of the morning and on weekends. This leads me onto my second grievance. Whilst this is marketed as a built to rent with on-site amenities, all of the amenities have been out of action for some time. The lounge on the top floor and the library/ work space on the first floor have pretty much been unusable for the duration of our tenancy. The grounds around The Fold are completely unkempt. The water feature has been broken for a year and is filled with green sludge. There are weeds growing in every pavement crevice and the bricks are stained from not being washed. It doesn’t feel like home. Unfortunately the management here is really poor. When there was a 48 hour water outage due to necessary maintenance, there were no provisions other than bottled water which ran out within 30 minutes - leading to a two hour wait to obtain any further supplies. That means no toilet flushing, no showers, no drinkable (unless you were lucky enough to get a bottle) and on top of that there weren’t any payments made for the inconvenience caused due to a lack of cooperation from Croydon council (I’m fairly pissed about this because I spent my birthday carrying a bag full of toiletries to the gym). Multiple times the hot water has been out, meaning cold showers are something all tenants have had to get used to. When the electricity was to be turned off throughout the entire building, what were the residents on the higher floors to do? Walk up 30 flights of stairs? Even when trying to arrange cleaning for our exit we were quoted a price, only to receive an email 3 weeks later saying that they misquoted and actually there was a 20% increase due to VAT. Fortunately when we suggested this was an absurd proposition and they should shoulder the cost for the mistake, they agreed. The only saving grace for this place is the front of house staff who are always lovely. They really hold the fold together and make it feel like a community. Unfortunately just about everything else is subpar at best. Do not move here until there are serious steps made to restore the building and build better relationships with the council who supposedly are there to uphold the grounds from their £144 million pound office across the road. Edit: they are now kicking all current residents out to repair the building in March of next year. If there were any doubts about how compromised this building is - I’ve attached some pictures from the ‘social spaces’ for evidence.

Tom · 16 September 2025

★★★★★ 2/5

Google

The building itself is good. However the management is unprofessional. 1- There has been an unresolved garbage issue for a year now. The building lobby is always smelly. 2- The windows in the bedrooms are locked and the management don’t give keys to the tenants - for non logical reasons. 3- The glass windows are usually dirty from outside as they clean them only once a year. 4- Lifts are usually dirty and barely cleaning. 5- Lifts are a little faulty you have to press the floor many times before it picks up the number. 6- Some of the front office team members are extremely unprofessional - specially the lady with black hair. Some of them are decent though. 7- The mail room is a mess. Boxed are every where and some apartments don’t have labels. 8- The main building door is loud, every-time you close it is almost like a bomb.

Mohamed · 14 August 2023

★★★★★ 1/5

Google

UPDATE 13/11/22: Hi GM & Team, Thanks for getting the fridge fixed, it took 6 weeks and I am still waiting on some form of compensation. To add, the front door seal ripped off a couple of days ago and as of this evening, the lighting fixture in the kitchen has fallen out from the roof section. Again. Nothing but issues and I would have to wholeheartedly disagree, my stay at the fold has been nothing of the sort. ~~~~~ This place is an actual joke. DO NOT MOVE HERE IF YOU WANT A FUNCTIONING APARTMENT I loved into the fold nearly 7 weeks ago. When moving in the staff were so complacent about my onboarding process that I only got confirmation of moving in the day before I arrived, causing serious stress. After I moved in, I immediately noticed that my Fridge was not working, the dining room seats would snap as you sat on them and a number of other issues of a new build. The problem is, its nearly been two months, Ive complained multiple times and THERE'S NOTHING TO SHOW FOR IT! Ive heard people without electricity, multiple complaints on moving in and generic 'teething' issues is what they call them. Still not got a Fridge after two months and only today have i found that the alternative theyve given me, is now being used by another person whos moved in. SHOCKINGLY POOR MANAGEMENT. Its shiny and new but god its terribly run. Really unhappy here and would NOT recommend moving in.

Benjamin · 10 June 2023

★★★★★ 5/5

Google

Despite having only moved in just over a week ago, I have to say everything at The Fold has been top class and I would highly recommend it for any potential future residents. Just a few things to pick out. The very detailed welcome handbook upon arrival was such a blessing as it has all the necessary information with the added bonus of extra support from the Concierge staff who I must thank for their help, before, during and after the move was completed. In particular, Krina who gave me a tour of the building, answered all my questions and immediately made me feel right at home. After processing all the documents for the move which took a matter of days as she has continued to check in to see how I've settled in. Always smiling, never too busy for a quick catch-up, I can't speak highly enough of Krina. Furthermore, Arnold was so helpful on the day the tenancy agreement started as he provided the keys and showed us around the apartment. Then the following day where we moved in, he was on hand throughout whether that be showing us how to access the parking area or letting us borrow the trolleys for a few hours. I'm sure I will have the pleasure of meeting the rest of the staff in the days and weeks to come, but so far I want to thank Krina and Arnold for being so friendly and welcoming.

Tash · 10 June 2023

★★★★★ 1/5

Google

AVOID AT ANY COST I lived there for two years, and the management quickly turned terrible. Nothing is ever sorted out, and everything is consistently broken. The front desk is not helpful at all. Terrible, terrible property management. If you want a peaceful home, do not live here. Additionally, it takes ages to get your deposit back, months and months, with nobody replying to you, I am still waiting:( The lifts and hot water are always broken, the utility bills are ridiculous, the basement is stinky, and the parcel room is not safe at all. I had parcels opened and stolen, and the management did nothing. They said a third party is controlling the CCTV and would check, but nothing ever happened. Save your money and time, do not live here.

Molly · 2 June 2024

★★★★★ 1/5

Google

The only thing that beats the number of problems is the number of months it takes to look at them. Front door doesn't close properly, hot water is out every other week, heating doesn't work, 1 out of the 3 lifts work, basement is flooded, balcony door doesn't close, holes in walls that never get looked at or if they do it's just quick slap job not even re-painted. For the amount you're paying in rent and utility I would highly recommend to go elsewhere. Front Desk and staff are nice but I cannot wait until my contract ends in a few months. Avoid.

JayKoke · 12 May 2024

★★★★★ 1/5

Google

We were very interested in moving here payed our deposit and after the deposit was payed we heard nothing back from the fold or any of the agencies involved. We were meant to be contacted within 24 hours of paying our deposit we tried to get in contact with someone and had nothing back. Do not trust these people with your money they take your deposit and you hear nothing back. Very unprofessional and very over priced especially if this is how they treat someone potentially moving in. Go elsewhere not worth it if I could give 0 stars I would.

Tara · 12 December 2023

★★★★★ 3/5

Google

moved in June 2023. Good amenities. About 8 mins from station. Co-working space good, sky lounge view amazing. Would have preferred parking which is very scarce and if available a bit high cost. Concierge needs attention and improvement. Frequent new staff and technicians make it difficult to get service (except Arnold). TV room facility not usable as no one from the staff including the technician knows how to connect the screen. Wrote a mail to the so called manager who apologized and told me he will come back to me. Its now 3 weeks he is yet to come back. Expect delayed response in any handy man request like fixing nuts / screws of bed etc. You really have to be patient as sometimes it takes months for the solutions. Fortunately I have not faced any issues with my flat and lifts either. Service definitely needs improvement including cleaning of lifts and building common premises.

Jiten · 12 December 2023

★★★★★ 1/5

Google

Amazing building, but the worst management ever. I lived there for a year and I have had issues ever since I moved in. To begin with, the agency got changed, and they failed to communicate about crucial things about extending the tenancy. We were mislead and we were in a bad position where we lost some money as well. Some of the reception staff are unprofessional, however they are unable to help with anything official. The worst thing is that the management does not care at all about anything. We have had many issues and we were in a situation where we desperately needed help. They simply refused to help. After a year of CHAOS, we decided to move out. It's been six weeks since we moved out, and yet we haven't received neither an email notlr a phone call regarding the deposit. I have called multiple phone calls. 2/10 were answered. I've emailed back to back, ont even a single reply. On top of everything, I personally went there to meet the managers 5 times, I could only see him just once. Honestly I feel like it would be easier to get hold of the Prime Minister than these people. To add to the chaos, the heating bills are unimaginably high. I would never recommend this place unless you are ready for following up on even small things endlessly.

T · 12 November 2023

★★★★★ 1/5

Google

One of the worst management. There have been many things from the start to end of the contract. We mailed, called and travelled 2 hours to meet the management for important things deposit they did not respond for our mails they are not giving our deposit till now for 7 weeks. We went there almost ten times and the management and the they so called Manager and GM of an agency act like president and Prime Minister saying they have meeting the whole day and said to wait till end of the day. The worst to the peak. I highly recommend not to choose this building.

VISHNU · 12 November 2023

★★★★★ 1/5

Google

It was the worst experience ever, worst staff, worst service, theifs, they take ages to do anything you ask them for, they over charge me for my final month rent and and it is now 40 days and still no refund. They also still to refund my deposit, total disaster experience with them. The worst thing is no one knows anything in this place, as if there is no management. I would not recommend anyone to rent here.

Ahmad · 12 December 2023

★★★★★ 2/5

Google

I stayed here for a year, and it wasn’t too bad an experience. It was moving out that was very stressful. I’ve been told by a number of former residents that getting back your deposit is a battle, so instead to just use my deposit as my …

Princess · 16 April 2025

★★★★★ 1/5

Google

Moved here in September 2022. Pros: - Great location and floor to ceiling windows in your apartment Cons: - Slow and unhelpful management team. Need to be constantly chased. Still haven't got my £1000+ deposit back!!! - Only helpful staff that were there was Krina and Tanya - Expect at least 1 or 2 lifts to ALWAYS be broken - Front desk is only 9-5pm Monday - Friday - People don't respect communal areas, the lift and the bin area. It's always dirty - No clarity on moving in for new tenants, or moving out. You just kind of... move in and move out and then need to chase them - Even a simple request takes Niamh over a week, to send a new tenant the signed-contract - Band D Council Tax, so bills were extremely expensive Glad to have finally left that place, same with many other old tenants who have also moved now. But I'm still waiting on them to send over the new tenant her signed contract, so I can get my deposit back. Management team make it extremely difficult to live in that place.

Hannah · 13 October 2023

★★★★★ 5/5

Google

Not sure what all these bad reviews are for, maybe some of you need to potentially check youself and you are the problem? The staff here are LOVELY, yes the place is new so there are som teething problems but all of hese negative reviews are unwarranted. Thank you to all of the staff especially Krina and Michelle and everyone in the back office. x J

Jalal · 10 June 2023

★★★★★ 5/5

Google

I just want to leave a five star review for Mahboob who works at reception in the evenings, he’s always helpful and kind. When I had some issues with my bath tub he remembered my complaint and checked up with the technician team for me, and he gave my dogs treats among many other kindness. Thank you Mahboob for making my stay here feeling warm!

Yoon · 10 June 2023

★★★★★ 5/5

Google

I have to say a huge thank you to the reception team for helping make my move here easy and stress free. I've been here a few months now and I have no complaints whatsoever. My apartment is beautiful, the views are stunning, and the building has all the facilities I need. Thank you to the wonderful Krina, Michelle, and Arnold for all your that you do. Having a friendly, welcoming and supportive team at reception make a huge difference. I hope your efforts and support don't go unnoticed

Josh · 10 June 2023