Summary - 25, BUTFIELD HOUSE, STEVENS AVENUE E9 6RS
3 bed 1 bath Ground Flat
South-facing garden, private entrance and quick access to Hackney Central.
Private south-facing garden, rare for ground-floor flat
Private entrance for independence and direct outdoor access
Three double bedrooms; single bathroom may limit family use
Chain-free sale; ready for immediate occupation
Leasehold with 86 years remaining; factor in lease length
Area has above-average crime and high local deprivation
1967–75 build, solid brick walls; likely needs insulation upgrades
Double glazing pre-2002; energy improvements may be required
This three-bedroom ground-floor flat in Butfield House offers a rare combination of private entrance and a south-facing garden, making it well suited to families or long-term lettings. The reception room is bright with patio doors to the garden, while a separate bespoke kitchen provides practical workspace. The layout is versatile and move-in ready for buyers seeking street-level access and outdoor space in E9.
Practical details are straightforward: the property is chain-free and leasehold with 86 years remaining. The building dates from the late 1960s/1970s and has double glazing fitted before 2002; walls are solid brick with no assumed insulation. Expect basic, neutral condition throughout — pleasant and liveable but likely to benefit from energy upgrades and cosmetic refresh to modernise.
Location is a key strength: tucked on a quiet cul-de-sac close to Mare Street and Well Street with easy walks to Hackney Central and Homerton stations and plentiful buses. Nearby schools include several Ofsted-rated good and outstanding primaries, and local amenities and cafés are within easy reach.
Be aware of material considerations: the area records above-average crime and high deprivation indices, which may influence resale and rental dynamics. Ground rent is nominal (£9) and council tax is low, but purchasers should factor remaining lease length when budgeting for mortgage or future enfranchisement costs.
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