THE LEGAL BIT

We aim to provide accurate photographs, floor plans, and descriptions, but our marketing materials are intended as a guide only. We recommend that purchasers visit in person, ask questions, and verify all details. Brickworks is committed to our duty of care and takes reasonable steps to ensure the information presented is correct. However, we may rely on information provided by the seller or other sources. Please note that floor plan measurements may be rounded and distances are approximate.

BRICKWORKS SAYS

Set on the ground floor of a grand Victorian conversion, this attractive apartment has retained plenty of history and original character. The pretty reception room draws in the light, and a fireplace, flanked by built-in shelving, gives the room a natural focal point. The bedroom, an equally stately space, has its own balcony, and beyond it exposed brick and patterned tilework bring texture and a touch of the unexpected to the kitchen.

But the real surprise is out the back. Think less garden, more personal woodland retreat. A covered seating area looks out towards a magnificent magnolia, while a mature grapevine, an abundance of greenery and a steady stream of visiting birds make this a place to lose a few hours. There’s a wonderful garden office for work, yoga or creativity - offering a spacious sanctuary - plus a greenhouse and shed for the green-fingered.

Almost equidistant between Stamford Hill and Stoke Newington, you're less than 10 minutes from the London Overground. Church Street’s independent shops and cafés are close by for weekend wanderings, as are Clissold Park and the Woodberry Wetlands. Though frankly, the garden makes a compelling case for staying put.

THE OWNER SAYS

I fell in love with the unbelievable proportions of this flat from the moment I walked in. The original features, such as working shutters and cornicing, made it feel instantly like home. The light in the morning in the bedroom, and golden hour in the lounge in the evening, have been such a joy. I’ve been so grateful that it stays cool in summer, and for having the cosy fireplace in winter.

I got completely addicted to gardening whilst living here. It’s a total dream and an absolute luxury in London to have so much outside space to cultivate and experiment in. The location has made life easy, at the same time being surrounded by so much green space.

POINTS TO CONSIDER

Energy Performance Certificate (EPC):
Current Energy Rating C
Potential Energy Rating B

Council Tax:
Band C in the borough of Hackney
£1,824 in 2025/26

Utilities:
Monthly costs are approx. £120
This figure naturally changes seasonally

Tenure:
Leasehold, with 98 years left on the lease. The freeholder is an individual.

Outside space:
A generous back garden with a terrace, decking and a separate studio, as well as a small wildlife pond. Corten steel edging defines the flowerbeds, while arches help create distinct garden ‘rooms’. The planting has been designed to offer year-round interest, reaching its peak in late summer, with abundant salvias and roses that thrive in the summer sunshine. Evergreen trees provide structure and colour through the winter months, while the pond and planting make it a haven for visiting birds and wildlife.

Service charge:
£2,100 per year. This covers building insurance, maintenance, electricity and safety checks. The service charge is billed at around £2,100 per year in advance, but actual costs over the last few years have typically been lower than this, averaging £1,850 a year since 2022.

Ground rent:
£200 per year.

EWS1:
The building is exempt.

Neighbours:
In the building, there are four flats in total.

Recent work:
The current owner has made a number of improvements to the home's insulation, adding it to the floors and ceilings of the lounge and bedroom, as well as the kitchen ceiling and lounge walls. All but one of the flat's windows are double glazed. Completed four years ago, these upgrades have helped the home retain heat more effectively, reduce sound transfer and improve overall comfort and efficiency.

Getting around:
Both Stamford Hill (London Overground, Zone 3) and Stoke Newington (London Overground, Zone 2) are less than 10 minutes away on foot. There are also plenty of bus connections along nearby Stamford Hill, with routes providing links across London. For cyclists, the CS1 cycle route running along Dunsmure Road offers an easy link to the wider network.

Onward plans:
The property is being sold chain-free. The current owner has found their next home.