Oakum Square, Leytonstone, London, E11

Overlooking Langthorne Park in Leytonstone, this one-bedroom top-floor flat has an inviting balcony from which you can enjoy the perks of living parkside.

Brickworks Says - A well-designed, appealing apartment in such close proximity to a park is a real find, and this one makes good on that promise. The open-plan living area flows seamlessly from the smart, grey kitchen to the desk space near the window, where you can enjoy views across the canopy of trees while you work. Although definitely modern, touches such as the natural wood window frames and the climbing vine on the trellis soften the space.

Being on the top floor means the internal spaces, particularly the living area and bedroom, are flooded with natural light. The layout has been carefully designed around the balcony, giving you access from the bedroom and living area, and with good reason. From here, you can breathe in the greenery of the park below, which appears as though it's your backyard, and in many ways, it is.

Oakum Square is ideally positioned to take advantage of the watering holes and eateries that pepper the local area––from the South African soul of Wild Goose Bakery to the no-nonsense coffee at Perky Blenders. And if it's culture you're after, look no further than the newly arrived V&A Storehouse and Saddler's Wells East. Nature can be found in all directions, from the wildflower meadows and waterways of the Olympic Park (an ideal spot for a sundowner) to the carpets of bluebells in Wanstead Park.

The Owners Say - We couldn't believe our luck when we first viewed this apartment, our own green retreat in the treetops. Finally, we had found a thoughtful layout with a good-quality fit-out—surprisingly, not that common. As an architect, I knew it was unique from the outset. But the really special thing is the park-side aspect, nestled in the trees.

We've loved so much about being here; the sunrise over Langthorne Park with soft light bouncing into the flat off the pond, coffee on the balcony in the mid-morning sun and late afternoons peering through open doors to see birds duck and weave through the trees. It's a peaceful place in a real neighbourhood that is an unexpected pocket of tranquillity in the city. We walk or cycle everywhere, and there is forever something different to do and somewhere new to explore. We hope that whoever calls this flat home will be as enchanted as we have been.

Points To Consider - Energy Performance Certificate (EPC):
Current Energy Rating B
Potential Energy Rating B

Council Tax:
Band B in the borough of Waltham Forest
£1,771 in 2025/26

Utilities:
Monthly costs are approx:
Electricity £65
Gas £30
Water £25
These figures naturally change seasonally

Tenure:
Leasehold with 246 years left on the lease.

Service charge:
£158.43 per month.

This includes building management, caretaker and cleaning of communal spaces, lift, refuse, communal electricity, entry phone system, fire equipment, CCTV, general maintenance and building work and property insurance.

As of March 2024, there was a reserve fund of approx £40,000.

EWS1:
The building has an EWS1 rating of B1

Neighbours:
In the building, there are 31 flats in total.

Recent work:
As a new development (built in 2021) only cosmetic alterations have been made by the current owners.

Getting around:
Head to Leyton to jump on the Central Line for direct access into town or nearby Leytonstone High Road for Overground (Suffragette) services across the city. Alternatively, pick up the Elizabeth Line from Maryland station. All stations are in Zone 3.

Onward plans:
The flat is being sold chain-free.

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.