Found moments from Hackney Downs, this standout two-bedroom flat forms part of a handsome Victorian building. Spanning the top two floors, the owners have completed a thoughtful redesigned with a beautiful eat-in kitchen and two en-suite bathrooms. The finish is contemporary and inviting but retains a respectful nod to its Victorian origins.

Cricketfield Road, Clapton, 2 Bed. Flat



The current owners have done a phenomenal job of reconfiguring the layout, transforming three pokey bedrooms into two generous ones, both with en-suites. At nearly 1000 ft2 the flat is already big, but the updates have served to ensure that every inch is maximised. A third bathroom incorporates a utility area with the washing machine, and dryer neatly tucked away. Being up on the upper floors, the light is excellent, and the spacious living room/eat-in kitchen is a triumph; a delightful space to spend time socialising or relaxing.

As far as entertainment, these days you’d be hard-pressed to find a better location. Just a few moments away is Hackney Downs with its glorious green spaces, plus tennis courts and playground. In the opposite direction, you have the creative haven that is Clapton with its almost endless supply of cafes, boutiques and acclaimed restaurants. A welcoming community which is diverse, vibrant and neighbourly––this is proper London in all its glory.


The EPC gives an Energy Efficiency Rating: D and an Environment Impact Rating: E.

Part of the London Borough of Hackney, the property lies within Council Tax Band D (£1,511.68 for 2020/21).

There are three flats in total in the building. There is no monthly service charge or ground rent. Collective works are done as and when required and in agreement with the co-Freeholders.

As part of their renovations, the current owners also updated the plumbing which included installing a new combi boiler and Mega Flow to ensure strong and even pressure even when both showers are in use.

The owners have in recent times, secured planning permission for a private balcony at the back of the property. Please ask the team if you'd like more information.


We have loved every minute of living in this flat and will be incredibly sad to leave. Having made renovations when we bought the flat six years ago, it is now a beautiful, bright and modern space.

The Lower Clapton area has a real local feel to it, and it can be a pleasure to simply go from one coffee shop to another. It’s not short of greenery either; we’ve spent many a summer afternoon soaking up rays on the Downs or wandering down to Lea Valley. And in winter, you can always hole yourself up in the excellent Clapton Hart. We’re both planning to stick around.


While we endeavour to maintain accurate photographs, floor plans, and descriptions, these are intended as a guide and purchasers must satisfy themselves by personal inspection. Total floorplan measurements have been rounded for ease. Distances are also provided as an approximate.

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Brickworks loves:

Explore East London

1 Uchi

If you haven’t discovered this Japanese gem, it’s worth seeking it out. Deliciously fresh and beautifully simple, we haven’t found anything yet on the menu that disappoints. And don’t leave without trying the sesame ice cream!

2 Palm 2

Independent local grocery store that sells just about everything you could possibly need! Fantastic pastries, fresh bread, a fully stocked cheese counter and a good selection of organic wines, and a very friendly service to boot!

3 The Clapton Hart

We are very fond of this place. At the front, a long Victorian bar dominates the space as people jostle for position. Towards the back, there are several smaller, more intimate areas for groups to huddle round to talk and set the world to rights.

4 Furanxo

Their website claims that it is ‘a shop by day, aperitivo and wine bar by night’. We can’t see anything wrong with that! Specialising in all things Spanish, edible and artisanal, products are sourced from independent, Spanish farmers. Fab.

5 The Tram Store

What was once the Clapton Tram Depot is now a haven of botanical delights, serving deliciously local food in the café, and crowd-pleasing Sunday roasts at the Clapton Country Club. And if you’re not in the mood for food, you could go to one of the many fitness classes on offer at BLOK – high intensity training anyone?