Summary - Ground Floor Flat, 10 Dawlish Road E10 6QD
2 bed 1 bath Flat
Bright open-plan living with private garden and garden pod—ideal first-time purchase.
Two double bedrooms in a ground-floor conversion
This ground-floor two-bedroom conversion on Dawlish Road offers bright, contemporary living with its open-plan kitchen/living room and direct access to a private rear garden. At approximately 624 sq ft, the layout suits first-time buyers seeking a ready-to-move-in home with flexible workspace—a garden pod provides an ideal office, studio, or cinema room. The property benefits from a long lease (141 years) and modern double glazing installed after 2002.
Positioned close to Leyton High Road and a short walk from Francis Road’s shops and restaurants, the flat has excellent transport links to Leyton Midland and Leyton Underground stations and multiple bus routes. Local green spaces, including Abbotts Park, Jubilee Park and the Olympic Park, are within easy reach for weekend leisure and dog walks. Nearby schools include several rated Good and independent options, appealing to buyers planning for family life.
There are practical considerations to note: the area records a very high crime rate and is classified as deprived, which may affect insurance and resale values. The building is of solid brick construction (pre-1900) and likely lacks cavity wall insulation, so further thermal improvements could be needed to reduce running costs and increase comfort. The flat has one bathroom and typical ceiling heights.
Overall, this conversion is a strong option for a first-time buyer wanting contemporary living, outdoor space and a dedicated home-working area, provided you factor in local area challenges and potential retrofit work.
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