Flat for sale in Water Lane, Maryland, London E15

Cool, calm and considered, this three-bedroom flat in Stratford has been thoughtfully designed and cohesively finished, with not one but two outside spaces.

Brickworks Says

Situated in the heart of Stratford and incorporating elements of open-plan space, light, and connection to the outdoors, this three-bedroom flat is the perfect fit for urban living.

The layout puts the kitchen at the heart of the home. A marble worktop offset by a warming wood breakfast bar creates a natural spot for people to gravitate toward while food is being prepared. At either end, glazed doors open out onto outside space, flooding the room with light and creating a rare sense of openness.

All three bedrooms are all well-sized, making them adaptable to your needs. And joy of joys, a contemporary flat that understands the need for storage, with cupboards built into the hallway and bathroom. But the cherry on top has to be the private and communal terraces that punctuate each end of the living area, providing vantage points to enjoy sunny days and magnificent night skies.

Having undergone a complete transformation since the Olympics, Stratford now shines all on its own. As well as some fantastic foodie spots, it is becoming a magnet for cultural hubs like the upcoming new V&A. Added to that, the 2012 legacy has created a bounty of green spaces and incredible facilities whether you like exercising on wheels, feet or in the water. There are also superb transport connections, whether navigating the Capital or going further afield.

The Owners Say

This flat has been a fantastic first home. The transport links into town are invaluable, and being able to pop to the theatre in a matter of minutes is a huge delight.

Developing the kitchen into a super social space that runs straight into the terrace has enabled us to enjoy working in our garden and growing vegetables to eat.

There are plenty of places to go in the local area for special occasions and the everyday. We have particularly enjoyed putting down roots in the community at the local pottery studio, Cone8, and learning to throw on the wheel, no less!

Points To Consider

Energy Performance Certificate (EPC):
Current Energy Rating B. Potential Energy Rating B.

Council Tax:
The property falls into Band D (£1724 in 2024/25) in the borough of Newham.

Utilities:
Current monthly costs are approximately £30 for electricity, £40 for gas, and £22 for water. These figures naturally change seasonally.

Tenure:
Leasehold with 123 years remaining.

Service charge:
£1,300 per year, paid in two parts every six months.

Ground rent:
Peppercorn.

Neighbours:
In the building, there are 8 flats in total.

Recent work:
The current owners have made significant renovations to the kitchen. The rest of the flat remains much the same as when bought new in 2022.

Getting around:
You’re extremely well connected, with Maryland on your doorstep, giving you access to the Elizabeth line. Stratford is not much further away, making travel across the city and beyond easy. You have a choice of the Jubilee and Central lines, DLR, Overground, and National Rail. Added to the mix, Stratford International has trains to Dover, Margate, and London St Pancras.

Onward plans:
The owners are upsizing and are actively looking.

Anything else:
The outside spaces are twofold: One is a completely private balcony large enough for a dining table and chairs, and the other is a communal walkway-cum-terrace which has steps down to another terrace. The latter can be used by all the residents, but only a few flats have direct access, and their own segment, which is delineated by planters in which people have grown flowers and even vegetables.

The Legal Bit

While we strive to create true-to-life photographs, floor plans and descriptions, our marketing material is only a guide. Purchasers should always visit in person, ask relevant questions and triple-check details. Brickworks takes our duty of care incredibly seriously and takes all reasonable steps to ensure all presented information is correct. However, we sometimes rely on the accuracy of the information provided to us by the seller and others. Also, please note that we often round up/down total floor plan measurements and/or use approximate distances.