Kingsland Road, Hackney, London, E8

Architecture & history
A marvellous loft apartment in the heart of Haggerston converted from a popular live/work office block in the 2000s.

A fourth-floor view sitting directly on one corner, maximises exposure for bright sun filled interiors and provides a great view over the surrounding Haggerston roofscape. Another huge benefit of being up high up, you are not overlooked and escape the noise of the city.

At 794sqft, the reception room is a grand space with distinct separation between kitchen to living, this is a real social space. Most contemporary apartments do not have this amount of lateral space.

A fully integrated kitchen flows along one wall has the flexibility to be redesigned to taste. There is also potential to include a pantry or utility cupboard to the side.

Two big double bedrooms flow off the hallway, with ample opportunity to incorporate built-in wardrobes and a work from home space. There is plenty of scope to get creative.

The family bathroom has a bath with overhead shower, separate W/C and wash basin. Adjacent in the hallway, there is a deep hallway storage cupboard, housing the washing machine and boiler.

Electric underfloor heating is present throughout beneath bamboo flooring, providing a hard-wearing, lighter honey textured palate.

Haggerston Studios is a contemporary development converted in 2003 from a former commercial office block, initially converted into live/work spaces before being converted to fully residential in the mid-2010s.

Local Area & Transport
Haggerston is a thriving community, benefitting from the regeneration of the Regents Canal, Dalston & De Beauvoir town.

Under the arches of Haggerston station are numerous pop-up businesses, bars, gyms and restaurants, including ‘Shed Haggerston’, ‘Planque’ & the ‘Big London Bake East’, all just around the corner.

The Regents Canal is 5 minutes away and provides a rapid link through to Angel to the west and Victoria Park to the east. Shoreditch Park & London Fields are both just over a 15 minute walk away, providing a great green escape.

Haggerston Overground station, which is just at the end of the road, connects straight into the city linking at Whitechapel for the Elizabeth Line, District & Hammersmith & City underground lines. Numerous bus routes along Kingsland Road also provide fast links into Shoreditch & Liverpool Street station.

 

Material information 

• Tenure: Leasehold - 125 years (1 January 2003 – 01 Jan 2128) (101 yrs left )
• Service charge: £2800 p.a. (there is building insurance for £500 which will become part of sc in next budget and not charged separately.)
• Property construction: Modern construction
• Heating type: Electric Underfloor heating
• Utilities: Electricity, water, sewerage & broadband
• Electricity supply: Independently supplied by Octopus Energy
• Water supply & Sewerage: Mains connected via Thames Water
• Broadband: Standard Download speed 15mbps; Upload Speed 1mbps. Ultrafast available (d/s &  u/s 1000Mbps). Source: Ofcom
• Mobile signal/coverage: Likely external and internal over on all major networks. Source: Ofcom
• Building safety: B2 rating EWS1, Cladding - remediation plans have been validated 2026 and leaseholders will not be liable for any remediation work.
• Restrictions: Located in the Kingsland Conservation Area
• Rights and easements: Communal Entrances
• Flood risk: Low current to future medium risk of surface flooding on ground level. Very low to no other risk of any other type of flooding. Source: Gov.uk  
• Planning permission: None known at time of listing. Source: Gov.uk
• Accessibility/adaptations: Lift access.
• Flight path: Yes. Source: Flightradar24

 

EPC rating: C. Tenure: Leasehold, Service charge description: building insurance for £500 which will become part of sc in next budget and not charged separately, Length of lease (remaining): 101 years 5 months, Known building safety issues or planned/required works: None known at time of listing Planning permissions: None known at time of listing Mobile signal information: Likely external and internal over on all major networks