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 £30, Gas £30 and Water £27. These figures change seasonally during the year.

Tenure:
Leasehold (99 years left on the lease).

Service charge:
Approx £1,600 per year.

Ground Rent:
£10 per year.

Management:
The Pembury Estate is looked after by the Freeholder, Peabody. They run a tight ship with a well-regulated management system in place.

Neighbours:
There are 60 flats in the building (including this one).

Recent work:
Key works include refurbishing the bathroom and WC. Aside from that, they have generally tidied up the paintwork and made other cosmetic improvements.

Getting around:
Sandgate House is close to Hackney Downs (0.3 miles) and Hackney Central (0.6 miles). Together, these stations provide easy access North-South and East-West via the Overground network. Hackney Downs takes you to Liverpool Street, and Hackney Central links to Highbury & Islington, Hampstead Heath and all the way to Richmond.

Future plans:
The current owner is selling chain-free.

Anything else:
Parking on the estate requires a resident permit, and the lease to the flat entitles the owner to one. A third party manages parking, and there is a minor annual admin charge (currently £20), but this guarantees secure, off-street parking within the estate.

THE LEGAL BIT

While we endeavour to maintain accurate photographs, floor plans and descriptions, our marketing material is only a guide. Purchasers should always visit in person. We often round total floorplan measurements, and distances are also provided as approximate.

BRICKWORKS SAYS

This gorgeous home is found within Sandgate House, which is part of the Pembury Estate in Hackney, a neighbourhood known for its diverse mix of residents and strong community. Neatly positioned away from the main road, at the edge of the estate, your views from the third floor look out towards a local church and the wide open spaces of Hackney Downs Park.

We're huge fans of purpose-built flats like this one. The gracious proportions and easy flow are ideal for modern living. The interiors are pared-back, but there is loads of character, from the curved archway detail to the exposed floorboards that dovetail with the crisp white walls. The current owner has left their mark, too, by completely updating the bathroom and WC. These two spaces now feel contemporary and luxurious.

This pocket of E5 London has a stellar reputation with some of East London's finest independent shops, eateries and bars. You are spoilt for choice, with Mare Street, Dalston and London Fields all within easy reach. And if you need to venture further afield, Hackney Downs and Central quickly get you North/South or East/West.

THE OWNERS SAY

When I first walked into the flat, I was taken by the light and the calm. It provides a perhaps unexpected level of tranquillity, instantly taking you out of the hustle.

The arches through the hallway and into the lounge give a soft, almost Mediterranean feel. The kitchen (the most important room in the home) is a superb space for the day-to-day and is large enough to entertain while cooking before heading to the dining area.

The location right next to the Downs is also perfect, particularly in summer. With the Star of Hackney Downs next door, you can grab a takeaway and continue the picnic late into the evening. I have lived in and around Hackney for the last ten years, and the flat has given me the best of it: in addition to the immediate surroundings –– Hackney Downs and Mare Street –– you are a short walk to Stoke Newington or London Fields and all that they offer, plus you are close to Regents Canal so you can walk to Queen Elizabeth Olympic Park or Granary Square and beyond. It's been a beautiful home for the last five years. I'll be sad to leave, but such is the meander of life.