Kingsland Road, London

The apartment has a contemporary feel with sharp architectural lines and stylish design features including bamboo plank floorboards, internal balcony off the principal bedroom and double-height glazed vestibule in the reception flooding the property with natural light.

The kitchen/dining/sitting room is L-shaped in construction providing a perfect pod to build a home office space. A contemporary kitchen is fitted with all integrated appliances including four-bar gas hob, overcooker, fridge / freezer, sink / drainer and dishwasher, with the washing machine contained in a separate utility / airing cupboard / boiler off the entrance hall.

The reception has adequate space to accommodate a dining table and space for soft furnishings. The room flows comfortably onto an external west facing balcony overlooking the water's edge. This receives the afternoon / evening sun, ideal for entertaining. The immediate setting is both quiet and pleasant.

The combination of large glass panes (fitted with shutter blinds) and gallery fronting the second floor principal bedroom, adds both character and design sophistication. Three large ceiling lanterns are suspended on cords, adding to the quality of interior design finish. The property is underfloor heated throughout.

A central landing leads back to the entrance hall passing a well-equipped family bathroom (with large format sandstone effect wall and floor tiles, bath tub with shower hose, heated towel rail, ceramic sink / WC, timber display shelving with central mirror). The bathroom has mood lighting in beach pebble design. To one side of the entrance hall is a useful understairs storage cupboard.

To one side of the entrance hall is a well presented second double bedroom with built in bedside tables and four adjoining wardrobes. The room has east facing views into an internal courtyard, but the windows are of sufficient height to protect ones privacy.

A bamboo staircase leads up to the principal bedroom, which again has duel views over the Kingsland Basin and into the courtyard. This is a large open plan space measuring 5.77m x 5.56m, that can comfortably accommodate super king sized bed, freestanding wardrobes and chest of draws. There are two pairs of adjustable track spot lights, ideal for wall mounted artwork.

The apartment was built as a Live / Work development, although many in the wider development are in purly residential use with obligation to occupancy condition expired. This makes the apartment ideally suited for young professionals, first time buyers, Investor, downsizers and/or those looking for a Pied a Terre.

The property comes with a single allocated underground car parking space, with access to an electric charging point and additional bike storage racks.

Benyon Wharf completed its EWS1 fire safety assessment. The replacement of timber cladding works is due to start September 2025. The property has been appropriately priced to reflect short term disturbance, a perfect opportunity to acquire the property before repair with potential for increased capital value on completion of works.

Solicitors can provide a direct undertaking that no additional costs for these works will be borne by the leasee. A refurbishment of the internal courtyard communal parts including internal water features will be completed as part of these works.

The property enjoys a gated entrance with video entry point system. The internal courtyard leads to the water front / entertaining area. Two separate secure lifts and stairwells access both underground parking and second storey floor levels, on which the property resides. This area has a bridged access path to the north wing and entrance to the apartment.

Terms
Leasehold Interest: 100 years unexpired.
Service Charge: £3,975pa 2025/26 plus contribution to Building Insurance.
Ground Rent: £200pa
Council Tax: D
EPC Rating: B
Local Authority: London Borough of Hackney
Freeholder: Investland
Managing Agent: Watsons
Fixtures and Fittings: to be agreed by separate negotiation.
Parking & Bike Storage: Secure underground parking 1 Space. Lockable bike storage.
Services: Mains gas, water, electricity and drainage - Gas Fired Central Heating.

Important Note: Live / Work development. EWS1 repairs awaiting replacement of timber terracing and close board cladding, works to commence Sept 2025.

Benyon Wharf is located in the centre of Haggerston within ease of access to the overground railway station with links to the City of London, legal district in Holborn and the West End.

Nearby Haggerston Park has green leafy open space and a playground. There are a number of good restaurants, bars, coffee shops, gyms, recreational facilities and amenities locally, in addition to De Beauvoir Town (0.4 miles), Broadway Market (0.7 miles), London Fields (0.7 miles), Dalston (0.7 miles), Shoreditch (1 mile), Angel (1.4 miles) and Liverpool Street (1.4 miles).

The are a number of good schools in the area including:
Waterside Academy (OFSTED: good) 0.1 Miles.
Hackney New Primary School (OFSTED: outstanding) 0.2 Miles.
Hoxton Garden Primary (OFSTED: good) 0.4 Miles.
Randall Creamer Primary School (OFSTED: good) 0.4 Miles.