Colman's Wharf, 45 Morris Road, London, E14

Colmans Wharf, Morris Road, E14

A beautifully refurbished warehouse loft with secure parking, moments from Canary Wharf.

Positioned within the distinguished Colmans Wharf development, this beautifully presented 763 sq ftapartment offers an exceptional blend of authentic industrial architecture and contemporary design. Originally part of Spratts, once the world’s largest dog biscuit factory, this section of the complex served as the grain store, giving the building its thick concrete floors, dramatic ceiling heights and large loading-bay doors. The building sits within the Limehouse Cut Conservation Area, ensuring its industrial character remains protected.

Situated on the first floor, the apartment has undergone a comprehensive refurbishment to an exacting standard. The interior showcases exposed brickwork, steel structural beams, impressive ceiling heights and expansive factory windows, all complemented by herringbone flooring and bespoke joinery. The result is a home of both character and sophistication.

The apartment has been architecturally redesigned by Papa Architects, with full M&E engineering to model, test and certify all utilities, heating, airflow and electrical systems. A full internal building works certification from Tower Hamlets has also been granted.

Key Features

Asking Price: OIEO £595,000

1 double bedroom with private balcony access with South-East facing, capturing morning and midday sun

• Double-size kitchen with wide layout and island

• Large double-width reception room with excellent volume and natural light

• Near-3 metre ceilings (2.79m), with exposed brickwork & industrial steel beams

• Luxury hotel-style bathroom (Villeroy & Boch, Italian stone shower)

• Utility /Storage room

• 763 sq ft

• First floor with lift access

• Newly refurbished throughout to a very high standard

• Secure gated development

• Allocated private parking space

• Pets are allowed in the building

• Share of Freehold

• Service charge includes sinking fund

• Council Tax Band A

• Dual-use permitted (residential + live/work)

• NIL business rates available under small business allowance (mixed-use lease)

The property can be sold with all the furniture included.

Accommodation

The principal living space is arranged in an open-plan configuration, providing generous proportions and excellent natural light. A bespoke kitchen, complete with island and Bosch appliances, forms an elegant focal point for both cooking and entertaining. The property comes with a generous utility/storage room next to the entrance.

The bedroom is well appointed, with built-in storage and access to a private balcony overlooking the courtyard. A beautifully finished bathroom, featuring high-quality materials and a walk-in shower, completes the accommodation.

The building is securely gated and further benefits from an allocated private parking space, lift access and Share of Freehold tenure. A sinking fund is included within the service charge.

Refurbishment & Architectural Specification

Situated on the first floor, the apartment has undergone a comprehensive, design-led refurbishmentcarried out to an exceptional standard.

Key upgrade highlights include:

Raised & Fully Soundproofed Flooring

Specialist sound engineers modelled and built a raised, fully insulated flooring system to eliminate noise transfer to the flat below. The void houses the heating pipes, hot water feeds, electrics and extractor ducting from the kitchen to the external vent.

£10,000+ Custom LED Lighting System

A bespoke Lightwave LED system with curved “reverse sconce” ceiling details built into the steel girders. Lights are app/Alexa programmable.

Bespoke Kitchen Design by Japanese Architect Mioko Fujisaki

Featuring:

• Hidden retractable extractor

• Concealed waterproof power units

• Bosch appliances

• German boiler housed discreetly in the larder

• Layout designed to preserve original exposed brickwork

Luxury Bathroom by EC1

• Villeroy & Boch basin and WC

• Italian stone walk-in shower

• Dual-energy towel rail

• Hand-activated mirror lighting

• Overhead loft storage with strengthened floorboarding

These details elevate the home far beyond a typical warehouse conversion, creating a space that is both architecturally authentic and technically sophisticated.

Location

Colmans Wharf occupies a convenient position on Morris Road, offering outstanding access to Canary Wharf and the wider transport network.

• Langdon Park DLR – 5 minutes’ walk
• Canary Wharf – approximately 5–7 minutes
• Elizabeth Line connections provide swift journeys to:
• Bond Street – 11 minutes
• Liverpool Street – 7 minutes
• Heathrow – 45 minutes

The area also offers excellent connectivity to many of London’s major universities, including Queen Mary University (approx. 10 minutes), UCL East (12 minutes), LSE, UCL Bloomsbury, King’s College London and the University of Greenwich.

Local Amenities

• Tesco Express – 2 mins walk: Convenient for daily essentials and late-evening shopping.
• Lidl – 6 mins walk: Reliable option for weekly groceries with excellent value.
• Morrisons – 10 mins walk: A larger supermarket offering fresh produce, bakery and household items.
• Rinkoff Bakery – 12 mins walk: Historic East London bakery known for its pastries and signature Crodoughs.
• Poplar Bakehouse – 10 mins walk: Artisan cafe with speciality coffee and a relaxed neighbourhood feel.
• Cafe East – 8 mins walk: A popular brunch and coffee spot with a modern, local atmosphere.
• Galvanisers Union – 7 mins walk: A welcoming pub offering good food, craft beer and a casual dining setting.
• Craft Beer Co. Limehouse – 14 mins walk: Highly regarded taproom with one of the area’s best craft beer selections.
• Bartlett Park – 4 mins walk: A nearby open green space ideal for dog walking, relaxation or light exercise.
• Limehouse Cut Canal Path – 1 min walk: Directly beside the development; perfect for running, cycling or scenic walks.
• Mile End Park – 12 mins walk: Extensive parkland with sports facilities, nature areas and walking routes.
• Victoria Park – 20 mins walk / 8 mins cycle: One of London’s finest Royal Parks with lakes, cafe s, gardens and events.
• Limehouse Basin & Marina – 18 mins walk: Attractive waterside setting with moorings, pathways and independent cafe s.

Major Lifestyle Destinations

• Westfield Stratford City – 10–12 mins via DLR/Elizabeth line: Europe’s largest urban shopping destination, offering luxury brands, dining, entertainment, cinema and leisure facilities.
• Queen Elizabeth Olympic Park – 8–10 mins: A landmark London destination with sports venues, parklands, cycle routes, playgrounds and riverside walks.
• London Aquatics Centre – approx. 12–15 mins via DLR/Stratford: World-class swimming and diving complex designed by Zaha Hadid; open to the public for lane swimming, lessons and gym access.
• ABBA Arena – approx. 15–20 mins: Purpose-built concert venue for the ABBA Voyage show, located in the Olympic Park with excellent transport connections.

Investment Appeal

With an anticipated rental value of approximately £2,500 per month, the property offers an approximate gross yield of approximately 5.04%, supported by comparatively low outgoings and consistent demand from corporate tenants, Canary Wharf professionals and postgraduate students.

This combination of strong rental performance, architectural interest and proximity to London’s key employment hubs makes the property particularly well suited to investors seeking a secure, low-maintenance asset.

This is a rare opportunity to acquire a meticulously refurbished warehouse loft apartment with secure parking, excellent ceiling heights and authentic industrial features. Located a short distance from Canary Wharf and well served by transport links, it represents an outstanding proposition for both owner-occupiers and investors alike.