Summary - ARMOURY HOUSE, 7 FLAT 3 GUNMAKERS LANE LONDON E3 5QA
2 bed 1 bath Flat
Spacious two-bedroom apartment steps from Victoria Park and canal.
Dual-aspect open-plan living room and kitchen, bright natural light
805 sq ft first-floor flat with two double bedrooms
Immediately adjacent to Victoria Park and Hertford Union Canal
Chain-free sale; lease 101 years remaining
Service charge approx £2,174 pa; ground rent £200 pa
Mains gas heating, double glazing (install date unknown)
Slow broadband speeds reported; mobile signal excellent
Local area: high crime and very deprived — consider safety implications
Bright, dual-aspect and chain-free, this 805 sq ft first-floor apartment offers contemporary, open-plan living beside the Hertford Union Canal and directly adjacent to Victoria Park. The layout includes two double bedrooms and a spacious reception/kitchen, creating an easy, modern home suitable for first-time buyers or investors seeking Park-side location and good room proportions.
Practical running costs are clear: a long lease (101 years) and modest ground rent, but a notable service charge applies. Heating is mains gas with a boiler and radiators; windows are double glazed (install date unknown). The development was built around 1996–2002, so some fixtures may reflect that period rather than brand-new finishes.
Location is a major strength — Victoria Park’s 200+ acres are effectively your extended living room, plus canal-side tranquillity. Local transport and mobile signal are strong, though broadband speeds reported as slow. The neighbourhood is inner-city and multicultural with lively amenities, but it also has higher crime and marked area deprivation, which may concern some buyers.
Overall this is a well-proportioned, move-in-ready apartment with excellent park access and clear value for buyers prioritising location and space. Be aware of communal fees and local social challenges when weighing long-term suitability.
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