Balaam Street, E13

BALAAM STREET, E13 — PLAISTOW
833 SQFT | 2 BED | 2 BATH | SECOND FLOOR | LEASEHOLD 105 YRS | EPC C | SCOPE TO REFRESH

ASSET
A second-floor apartment in a three-storey purpose-built mixed-use block on Balaam Street, Plaistow, in the London Borough of Newham. The block sits on a corner plot with a street-level communal entrance, intercom entry and a rear courtyard. Buff brick, rendered and blue-grey cladding mark the elevations; the reception takes a full-width run of glazing to the street. Accommodation of 833 sqft comprises two double bedrooms, a family bathroom, an en-suite shower room and an open-plan reception and kitchen. A hallway store of 12 sqft sits off the circulation. Radiator heating throughout. No lift.

TENURE & HOLDING COSTS
Leasehold — 105 years remaining | Ground rent TBC | Service charge TBC | Council tax: band C (LB Newham) | EPC C.

CONDITION
Scope to refresh. Neutral decoration, timber-effect flooring and a fitted kitchen with gas hob and oven are in place. Both bathrooms are fully appointed. Services and appliances have not been and will not be tested.

CONNECTIVITY
Plaistow Underground, 0.45 miles, District and Hammersmith & City lines, Zone 3, for Tower Hill, Westminster and the West End. West Ham, 0.81 miles, Zone 3, for the Jubilee line, DLR, c2c and Stratford. Upton Park Underground, 0.88 miles, District and Hammersmith & City lines, Zone 3. London City Airport is 1.86 miles. Barking Road shops, Balaam Street local retail and bus routes sit at the door. Plaistow Park is on Balaam Street. Green Street and Stratford, including Westfield, sit on the same corridor.

BUY CASE
Two double bedrooms, two bathrooms and 833 sqft on a 105-year term give a full-size Plaistow apartment without an 80-year lease constraint. The statutory two-year ownership rule for a lease-extension claim was abolished in January 2025. Value sits in the floor area, the dual-bathroom plan and the open-plan reception with street glazing. Ceiling is a refreshed specification within the same second-floor envelope. Exit is the owner-occupier and investor market for two-bedroom flats in Plaistow, with letting demand from the District, Hammersmith & City and West Ham interchange.

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. 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. We will receive some of the fee taken by Coadjute to cover our costs in our role in the provision of these checks.