THE OWNERS SAY

This flat has grown with me over the years. As a London girl in my mid 20s, it has been my 'Bridget Jones' flat; as perfect for cosy nights in as it has been for hosting long dinners with friends. With my partner now moved in, there’s still plenty of space for the both of us, with a home office each and a large spare bedroom for when friends and family come to visit.

Our main bedroom upstairs is my favourite spot. The dual aspect means the room is soaked by the sunrise in the morning and has sunset views over the city in the evening. I’ll feel really sad to leave this flat and all the happy memories we’ve made here, but I hope the next owners will love it as much as we have and enjoy making it their own.

THE LEGAL BIT

While we strive to create true-to-life photographs, floor plans and descriptions, our marketing material is only a guide. Purchasers should always visit in person, ask relevant questions and triple-check details. Brickworks takes our duty of care incredibly seriously and takes all reasonable steps to ensure all presented information is correct. However, we sometimes rely on the accuracy of the information provided to us by the seller and others. Also, please note that we often round up/down total floor plan measurements and/or use approximate distances.

BRICKWORKS SAYS

This Victorian end-of-terrace conversion flat announces itself properly: over antique tiles and beneath an age-old arch that quietly nods to its history. Inside, three bedrooms unfold across two floors, finished with a soft, soulful confidence. Sash windows with shutters, generous skirting boards, and a fireplace ground the space in heritage, while exposed plaster walls and wooden floors keep things contemporary.

The main bedroom occupies the second floor — a modern, loft-like retreat with built-in wardrobes, double aspects and skylights that invite daylight and a bit of stargazing. Two further bedrooms add instant flexibility; a study, a nursery or a spare room for guests (who’ll want to stay). Throughout, the space feels minimal yet deeply human; nothing shouts, everything hums.

Life in Forest Gate is equally well-judged. Sunday roasts and neighbourly catch-ups at The Holly Tree, small plates and good bottles at Joyau, baked goods from Ramble Café, deli stops at Giovanna’s, or a pint at Pretty Decent Beer Co. West Ham Park’s tennis courts, playground and ornamental gardens are your nearby green exhale.

POINTS TO CONSIDER

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

Council Tax:
Band D in the borough of Newham
£1,443.53 in 2025/26

Utilities:
Current monthly costs are approx:
Electricity and Gas £101
Water £66
These figures naturally change seasonally.

Tenure:
Leasehold with 111 years left on the lease.

Service charge:
Communal works are managed by a local company, with work discussed and agreed upon when it's needed.

Ground rent:
£100 per annum. Paid annually.

Neighbours:
In the building, there are 2 flats in total.

EWS1:
The building is exempt.

Recent work:
In 2019, the previous owners extended the flat into the loft to create an accessible second floor, introducing two additional good-sized bedrooms where there was previously only one.

Getting around:
Forest Gate (Elizabeth Line) and Wanstead Park (Suffragette line, Z3) are about a 15-minute walk north, with services running between Gospel Oak and Barking. Upton Park (Z3) is approximately 20 minutes on foot to the south and is served by the District and Hammersmith & City lines. Stratford (Z2/3) is around a 15-minute bus ride away; it is a major transport hub with access to the Central, Jubilee, and Elizabeth lines, as well as DLR, London Overground, and National Rail services.

Onward plans:
The current owners are actively looking for their next home.