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For Sale - Albert Road, Leyton, London, E10
£450,000

2 Bedroom Flat

Two-bedroom ground floor Victorian conversion

Private, beautifully designed 25ft garden

Victorian details and proportions

Short walk to Francis Road

Well-considered décor throughout

Walking distance to rail services

Close to the area's renowned green spaces

Double glazing and central heating

Set within a quiet residential street only moments from the cultural bustle of Francis Road, this two-bedroom ground floor Victorian conversion flat is just a short drive or leisurely walk to Leyton and Wanstead Flats and a range of rail services.

Inside, high coved ceilings and generous proportions are complimented by natural materials, bringing the outside in. The property also has its own professionally-landscaped sunny garden.

In 2016, the previous owner completed a rear extension, which included installing a Spacious new kitchen with UPVC garden doors and replacement double-glazed windows throughout the property.

A low-maintenance paved path leads past a lockable bike shed to a traditional part-glazed front door with brass furniture. Light from the transom window brightens the terracotta tiled lobby, where an internal door with glazed panels opens into a shared hallway.

The left-hand entrance welcomes you into the apartment's private hallway. Painted in soft grey, with an elegant coved ceiling, it features an area for coats, and an under-stairs cupboard for efficient storage.

Straight ahead, the front-facing double bedroom - which could easily make a lovely living room - has been inspired by designer Abigail Ahern's botanical style. It combines wood laminate flooring with deep jade green walls and a high coved ceiling that reflects light from the canted bay window, which was fitted with bespoke hardwood Venetian blinds from Hillary's Blinds in 2018. Recessed downlights and a pendant fitting allow you to adjust the mood according to the time of day.

The coved ceiling and careful mix of lighting are echoed in the second double bedroom, which overlooks the rear courtyard. Here, wood flooring and blush pink walls with open shelves create a calm and relaxing atmosphere, with space remaining for a freestanding wardrobe and a chest of drawers.

Follow the hallway along to discover a generously-sized, fully-tiled bathroom. The luxurious bath is set within a travertine tiled surround wide enough for candles and toiletries; while beneath the window, there's also a separate shower enclosure with chrome fittings. A wide, contemporary wall-hung vanity unit and a close-coupled loo complete the suite.

To the rear of the home is an open-plan dining kitchen, where double-glazed French doors open onto the sunny, beautifully-scented terrace and garden. Ceramic floor tiles to the food preparation area are paired with a neutral tiled splashback between the stylish stone-grey cabinets and granite-effect worktop. Integrated appliances include an oven with gas hob and overhead extractor, microwave, fridge-freezer, dishwasher and washing machine. A window above the stainless-steel sink lets in plenty of natural light, while attractive solid wood open shelving providing extra room for storage or display.

The casual dining and seating area is large enough to fit eight people around a table, while the terrace directly outside sets the scene for outdoor meals.

Thoughtfully designed by Paul Southern in 2019, the garden features a well-kept lawn and railway sleeper seats with baton fenced trellis behind for extra privacy and trailing plants. The landscaping also includes a paved sandstone terrace and steps, with space for pot plants. Currently used as an outdoor home gym, the side return courtyard is ideal for storage or as a potting area.

Facing the northwest, the garden captures the sun for the whole day, with softer evening light reaching the kitchen from the mid-afternoon. The seating area to the corner is as sunny in the morning as the living room; shaded on hot afternoons; and enjoys the scent of star jasmine in the evening. Herbs and scented plants such as thyme, rosemary, lavender are scattered throughout, with spring alliums and verbena bonariensis providing height and movement. A range of grasses produce a delightful display of green, black and green-hued blues year-round. Lilac, wisteria, agapanthus, and rose campion complete the colourful mix, while a garden tap and water butt help the garden flourish in the drier months.

A NOTE FROM THE OWNERS

'We adore our garden - we have spent so many happy hours there with friends, French doors flung open, music streaming out, and candles lit. It has become a real sanctuary to us.'

IN THE NEIGHBOURHOOD

The welcoming and creative community surrounding Francis Road is renowned for its plethora of pubs and cafés such as Heathcote and Star, Northcote, and Yardarm, and lesser-known gems like Solvay Society, Gravity Well and Perky Blenders coffee from Leytonstone tube station. Masala Indian on Leyton High Road, Yard Sale Pizza in Leytonstone and Zaxx on Francis Road are always reliable for a delicious takeaway.

When you fancy some fresh air, you'll have various open green spaces to explore - from Jubilee Park, Leyton and Hackney Marshes to the many canal paths stretching from Limehouse basin to Tottenham Hale reservoir and beyond. The current owners love cycling to Hollow Ponds and Wanstead Park, even reaching Epping Forest. They also recommend watching live music at Luna in Leytonstone.

Leytonstone tube, Leyton Midland Road and Leytonstone High Road stations are all within a 15-minute walk, while easy access to the A12 provides a straightforward route to the M25 and on to Essex.

Local Schools

Floorplan

Floor Plan 1

Location

EPC for Albert Road, Leyton, London, E10

Energy
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Total SDLT due

Below is a breakdown of how the total amount of SDLT was calculated.

Up to £500k (Percentage rate 0%)

Above £500k and up to £925k (Percentage rate 5%)

Above £925k and up to £1.5m (Percentage rate 10%)

Above £1.5m (Percentage rate 12%)

Up to £500k(Percentage rate 0%)

*This is for illustrative purposes only

IMPORTANT NOTICE FROM EELEVEN

Descriptions of the property are subjective and are used in good faith as an opinion and NOT as a statement of fact. Please make further specific enquires to ensure that our descriptions are likely to match any expectations you may have of the property. We have not tested any services, systems or appliances at this property. We strongly recommend that all the information we provide be verified by you on inspection, and by your Surveyor and Conveyancer.

Fees

Refundable Holding deposit - Capped at 1 weeks rent


Security Deposit Capped at 5 weeks rent for annual rental under £50,000, or 6 weeks rent for annual rental over £50,000


Rent - The agreed monthly rent


Changes to tenancy - Capped at £50 inc VAT


Early termination charge - Not exceeding the landlord’s financial losses


Late payment of rent - Interest of 3% above BoE base rate for each day the rent is late, once it is 14 days overdue


Replacement keys - Limited to the reasonable costs of replacement


Utilities, council tax, communication services, TV Licence etc - Tenants own responsibility unless otherwise stated in contract


Client Money Protection Scheme Membership details - Money Shield 59788387


Property Redress Scheme Membership details - TPO SALES AND LETTINGS Membership No: D13794


Please call us on 020 8539 9544 for further information.