Grange Park Road, Leyton, E10

A garden like this is almost unheard of for a one-bedroom flat in London. Eighty feet of private, leafy lawn, with pear, apple, plum cherry and elderflower trees, mature planting and the birds, bees and wildlife that come with it. At the bottom sits a fully powered, insulated 160 sq ft timber studio with its own deck, built with planning permission and ideal as a home office, creative space or guest room.

Waltham Forest Council has also granted planning permission to extend the flat into a two-bedroom home with an open-plan kitchen-diner. You can enjoy it as a characterful one-bed now and make it a family home when you're ready. [Approved plans available on request.]

The flat is the ground-floor right-hand home in a grand double-fronted Victorian villa, one of just three, with friendly neighbours. High ceilings and original proportions give the rooms real character, and the 180 sq ft lounge is built around a working wood-burning stove, so winter evenings feel cosy.

The 130 sq ft double bedroom has a bay window and fitted wardrobe, with extra hidden storage above. The kitchen opens onto a sunken patio, so the garden is part of daily life, and the bathroom looks out onto greenery. There's also a utility room and plenty of storage throughout.

The lease is currently 86 years and will be extended to 176 years on completion. The service charge is just £150 a year.

You're moments from High Road Leyton, with Leyton Jubilee Park and the cafés and wine bars of Francis Road each under ten minutes on foot. The Tilbury Yard arches are about ten minutes away, where new shops, cafés and breweries keep opening. Leyton tube is around fifteen minutes' walk for the Central line.

YOUR NEW NEIGHBOURHOOD

Peaceful, quiet and friendly, your new street is nonetheless well placed for so much that makes Leyton so special. The open greenery of Leyton Jubilee Park is less than ten minutes away, perfect for morning jogs and evening strolls and home to sports courts and pitches, plus a recently updated children's playground.

Leyton High Road is five minutes walk away at the end of your street, for shops, cafes and all your day to day needs. Here's also where you'll find perhaps E10's finest gastropub, The Leyton Engineer, sat in the remarkable surroundings of the Grade II listed Old Town Hall.

Francis Road starts just ten minutes away, justly famous as Leyton's cafe capital, with a great choice of independent wine bars and coffee shops. Yardarm offers an expertly curated range of vintages, Albert & Francis are the masters of artisanal brews and Marmelo Kitchen stocks a great range of deli delicacies for your larder. There's also the regular KERB market, great for street food and fresh produce.

Leyton Midland Road overground is ten minutes on foot and well worth the walk, not just for the direct overground links to North London / Camden, but also for a whole further choice of eating and drinking spots scattered under and around the arches. Explore the award-winning Burnt Smokehouse, the original Perky Blenders cafe, Chunk icecream, where you will see queues every weekend, the newest restaurant Arla, and the delights of Tilbury Yard.

Finally, Leyton tube station is around fifteen minutes on foot for the Central line and direct, speedy connections to the City and West End. You can be at Liverpool Street in around ten minutes, Oxford Circus in about twenty.

Walthamstow station is 15 minutes away by bus and is served by 3 very frequent routes which go from around the corner should you need to access the victoria line

A much loved and artfully finished and impressively airy one bedroom apartment, elegantly designed and arranged. The huge garden with dedicated office is the stellar additional feature, and you're well placed for transport and nightlife.

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