BRICKWORKS SAYS

Spanning the first floor of a Victorian house, the gorgeous interiors are filled with period details and thoughtful design touches. The standout element is the Crittal-style glass wall in the living and dining room, which cleverly delineates the two areas, but look closely, and there are many more: the overlap of tile and wood flooring in the kitchen, the various storage solutions, and the marble fireplace surround. It's a home that is rich in character and atmosphere.

The layout is simple and functional, as you would hope with a classic two-bedroom conversion. The open-plan living space is at the front, where a square bay window overlooks the street below. Down the corridor, the first bedroom has built-in storage on either side of the chimney breast and views of the garden. Down a short flight of steps, the bathroom fits the brief, with the second bedroom at the back of the house. Here, you discover the added perk of a sun-trap private terrace, which the owner has completely refurbished, with south-facing views of the communal garden below.

Foulden Road is in a quiet pocket, moments on foot from the hustle and bustle of Dalston and Stoke Newington. Not only is it walkable to a bounty of independent stores, pubs and eateries that line the nearby streets ––Stoke Newington High Street, Church Street & Dalston High Road–– but you are also close to the green spaces of Hackney Downs and Clissold Park. And when you need to get further afield, you can jump on the Overground from Rectory Road, Hackney Downs/Central or Dalston Junction/Kingsland stations, putting North and East London on your doorstep and the entire capital within easy reach.

THE OWNERS SAY

I immediately fell in love with the flat: the light and cosy atmosphere and the wonderful location. And I have never looked back.

Living here for the past four years has been a joy, especially when working from home during three lockdowns! The South-facing terrace overlooking the shared garden is a haven of peace: having a coffee in the sun and listening to birds in the middle of bustling Stoke Newington is a rare treat. The location, in close proximity to two parks (Hackney Downs and Clissold Park), a farmers’ market next door on Saturdays (outside St Paul's Church) and dozens of great cafés and independent restaurants in Stoke Newington and Dalston, is unbeatable.

It will be sad to leave, but a great job opportunity outside of London means it is my time to pass it on to someone new.

POINTS TO CONSIDER

Energy Performance Certificate (EPC):
Current Energy Rating D Potential Energy Rating C

Council Tax:
The property falls into Band C (£1,576 in 2023/24) in the borough of Hackney.

Utilities:
Current monthly costs are approx: Electricity £70, Gas £30 and Water £23. Please note that these figures change seasonally during the year.

Tenure:
Share of Freehold

Service charge:
None. The owners manage the costs among the three households as and when. For 2024, the total cost of the House Insurance (with ARO) is £1,167.40, and we split it into three equal shares. The other fixed cost is the communal electricity bill, which currently costs zero as our account is in credit and the consumption is very low.

Ground rent:
None.

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

Recent work:
Notable changes include a new back door leading to the terrace, which was changed in August 2020 to a high-specification, PVCu, insulated, double-glazed door. In June 2022, the old felt, and wood decking of the terrace was entirely stripped out and replaced by new 12mm decking, covered by 4 mm underlay and 5mm of grey slate mineral cap sheet to make it waterproof. In September 2022, new decking made of composite was installed on the new subframe (outlined above).

All rear windows of the flat were changed in Spring 2022. The sash windows are high-spec double-glazed Heritage PVCu windows, Victorian style, that can be tilted to be cleaned from the inside (a big plus with sash windows when living on the upper floor!).

In Spring 2022, the current owner installed new radiators in the bedrooms, and a new ventilation system that complies with safety regulations was fitted in the bathroom in Nov. 2020.

Getting around:
With five stations (!) within walking distance –– Rectory Road, Hackney Central/Downs & Dalston Kingsland/Junction –– you have options to connect with the Overground network. There are also various bus routes running from the end of the road, heading into central London via Shoreditch and the City.

Onward plans:
The owner is moving outside London to take up a job offer and is committed to the move. They are actively looking for their new place.

Anything else:
You are a stone's throw from one of the best farmers' markets in London. ‘Growing Communities’ at St Paul’s Church runs every Saturday from 10:00 to 14:30.

THE LEGAL BIT

While we endeavour to provide accurate photographs, floor plans, and descriptions, these should be intended as a guide. Total floor plan measurements are sometimes rounded for ease, and distances are approximated. Purchasers should always satisfy themselves through personal inspection.