Beecholme Estate, E5

Guide price £400,000–£450,000
BEECHOLME ESTATE, PROUT ROAD, E5 — CLAPTON
697 SQFT | 2 BED | 1 BATH | FIRST FLOOR | LEASEHOLD 101 YRS | EPC D | WELL-PRESENTED

ASSET
The Beecholme Estate is a post-war mixed development of c.1950 designed by Frederick Gibberd — the architect behind Harlow New Town and Liverpool Metropolitan Cathedral — positioned off Upper Clapton Road in the London Borough of Hackney, on a quiet residential turning between the Lea Valley green corridor and Lower Clapton. The flat sits on the first floor and extends to 697 sq ft, with high ceilings and wooden flooring throughout. The reception room measures 12'11" x 12'3" and opens onto a private balcony of 9'2" x 4'11" (approx. 45 sq ft). The kitchen is a separate fitted room of 10'8" x 9'6". Both bedrooms are doubles at 13'2" x 9'1" and 12'9" x 12'4", served by a contemporary shower room of 7'10" x 6'9", with a storage cupboard off the hall.

TENURE & HOLDING COSTS
Leasehold — 101 years remaining. Ground rent: £9 per annum | Service charge: £1,824 per annum | EPC: D.

CONDITION
Well-presented — refurbished to a high standard throughout, with a contemporary kitchen and shower room. Services and appliances have not been and will not be tested.

CONNECTIVITY
Clapton station is 0.3 miles, with Weaver line London Overground services running direct to Liverpool Street in Zone 2, and Hackney Downs and Hackney Central stations within easy reach for further Overground connections across the City and East London. The independents, cafés and Sunday market of Chatsworth Road are 0.6 miles, with Lower Clapton Road's bars and restaurants closer still. Millfields Park and Hackney Downs both sit approximately 0.5 miles away, with the River Lea towpath beyond Millfields, and the Outstanding-rated Southwold Primary School moments from the estate.

BUY CASE
Why do refurbished Clapton flats move quickly? Because turnkey condition, Zone 2 connectivity and lean holding costs rarely arrive together — and here all three are in place: a 101-year lease sitting comfortably clear of the 80-year marriage-value threshold, a nominal £9 ground rent, and a service charge of £1,824 running to barely £2.60 per sq ft. Two genuine double bedrooms, a separate kitchen and a private balcony give the configuration both couples and sharers compete for. Exit routes run through strong owner-occupier demand around the Chatsworth Road village and one of East London's most proven rental markets. Nothing to spend, straight in.

We are required by law to conduct anti-money laundering checks on all those selling or buying a property as prescribed by the Money Laundering Regulations 2017. The initial checks are carried out on our behalf by Coadjute who will contact you once an offer has been provisionally accepted on a property you wish to buy. The cost of these checks is £80 (excl. VAT), which covers the cost of obtaining relevant data and any manual checks and monitoring which might be required. This fee will need to be paid by you and the checks must be completed before issuing a memorandum of sale. We will receive some of the fee taken by Coadjute to cover our costs in our role in the provision of these checks.