Hackney Road, Haggerston, London, E2

Architecture & History
Artform Group, working with Manalo + White, created a design led scheme that moves well beyond conventional development. Their approach treats architecture and interiors as a single idea, expressed through crafted materials, warm tones and soft industrial detailing.

Outside, a sharp brick facade wraps around a small, gated block, giving the building a clean, modern presence on the city fringe. It is a confident piece of contemporary architecture with simple lines, honest materials and a sense of quiet precision.

Inside, the palette shifts to polished plaster, exposed concrete and subtle industrial cues. A concrete stairwell with painted blockwork walls leads from the main entrance to the first floor, setting the tone before you reach the apartment.

Step inside and the detailing becomes more deliberate: oversized doors, exposed conduits and a raw concrete ceiling running through the generous open plan living space. Natural rubber flooring in a polished Terrazzo finish covers all 754 square feet, pairing beautifully with peach toned plaster walls that change character as the light moves. Large, double-glazed windows pull daylight deep into the plan.

A hand-crafted kitchen spans the back wall of the 23-foot living room, finished in warm cherry veneered cabinetry with integrated Bosch appliances. White lacquered worktops sit against exposed breeze blocks, creating a simple architectural contrast. Full width sliding doors open onto a spacious all-weather balcony overlooking Haggerston Park.

Both bedrooms are doubles with views over the park and fitted with bespoke wardrobes. The principal
bedroom has its own sharp ensuite shower room, while the main bathroom introduces a softer note with tactile pastel red tiles and Duravit fittings. A new built-in Murphy bed has been added to the second bedroom by the original designer, giving full flexibility for whatever use you need it for. 

Local Area & Transport
Step outside the courtyard gates and you are immediately in the thick of Hackney’s creative energy. Independent shops, bars, coffee houses and gastro pubs line the surrounding streets, reflecting the area’s long-standing community of makers and artists.

Broadway Market is moments away, bringing street food and vintage stalls every Saturday. Sundays belong to Columbia Road’s world-famous flower market, a riot of colour and character.

Haggerston Park sits directly opposite for an easy hit of greenery. Victoria Park and London Fields, with its iconic year-round heated lido, are both within comfortable walking distance.

If work takes you into the City, you can walk there in under half an hour via Shoreditch and Spitalfields. Hackney Road offers a strong run of bus routes, while Hoxton and Cambridge Heath Overground stations are around ten minutes on foot. Bethnal Green tube is under twenty.

Material Information 

• Property construction: Traditional Brick
• Heating type: Underfloor heating
• Utilities: Gas, electricity, water, sewerage & broadband
• Gas Supply: independently supplied by unknown supplier
• Electricity supply: Independently supplied by Octopus Energy
• Water supply & Sewerage: Mains connected via Thames Water
• Broadband: Standard Download speed 16mbps; Upload Speed 1mbps. Ultrafast not yet available Source: Ofcom
• Mobile signal/coverage: Likely external cover on all major networks. Variable internal cover linked to Vodafone. Source: Ofcom
• Restrictions: Located within the Hackney Road conservation area
• Rights and easements: Shared driveway, communal entrance, hallways & lifts.
• Flood risk: Low risk surface water & very low risk of any other type of flooding. Source: uk
• Planning permission: Historic planning to be found with Hackney’s Planning portal. Source: Hackney Planning
• Accessibility/adaptations: Level access, lift access.
• Flight path: Yes. Source: Flightradar24/ Google

EPC rating: B. Tenure: Leasehold, Service charge description: Includes buildings insurance. , Length of lease (remaining): 118 years 5 months, Known building safety issues or planned/required works: None known at time of listing Planning permissions: Planning permission: Historic planning to be found with Hackney’s Planning portal. Source: Hackney Planning Mobile signal information: Likely external cover on all major networks. Variable internal cover linked to Vodafone.