Groombridge Road (Land), Victoria Park, E9

A rare opportunity to acquire a prime self-build development plot with full planning permission on one of Victoria Park’s most desirable residential streets.


Set along the charming, tree-lined Groombridge Road, the site is offered with approved consent for the construction of a striking contemporary home extending to approximately 1,450 sq ft. Please note that the property is being sold as a development plot only, and the seller will not construct the approved house. The purchaser will be responsible for undertaking and funding the building works.


The architect-designed scheme has been carefully considered to maximise both natural light and the surrounding outlooks. The proposed accommodation is arranged across three floors and comprises three bedrooms, two bathrooms, and generous living spaces throughout. The ground floor is centred around a bright dual-aspect kitchen and dining room with windows on three sides overlooking the garden and surrounding streetscape, alongside a pantry/utility area, guest WC and additional storage. A substantial first-floor reception room benefits from further triple-aspect glazing, while the upper level is dedicated to a principal bedroom suite with en-suite bathroom, fitted wardrobes and access to a private roof terrace with views towards Victoria Park and Well Street Common.


The design makes excellent use of the plot’s unique position, creating a light-filled contemporary home with strong connections to the surrounding green space. In addition to the private garden and roof terrace, Well Street Common lies approximately 50 metres away at the end of the quiet residential turning.


The scheme presents an exceptional opportunity for a self-builder, developer, or owner-occupier seeking to create a bespoke modern home in a highly sought-after East London setting. An estimated £65,000 contribution will be payable upon commencement of development, incorporating both Section 106 and Community Infrastructure Levy (CIL) liabilities. Buyers intending to occupy the property as their principal residence may qualify for 100% self-build relief from the CIL element, subject to meeting the relevant criteria. Interested parties are encouraged to make their own enquiries and seek independent advice to confirm their eligibility and the current position.


The plot has already been cleared in readiness for construction, and a party wall agreement with the adjoining property is in place.


Occupying a peaceful residential position directly adjoining Well Street Common, the property is just moments from the boutiques, cafés and restaurants of Victoria Park Village. Local favourites include The Ginger Pig, Jonathan Norris, Pophams, Okko and The Empress of India, while the expansive green spaces of Victoria Park, with its boating lake, weekend food market and canal-side walks, are all within easy walking distance.