Summary - Bodiam Court, E17 E17 5FU
3 bed 2 bath Flat
Bright 2017 flat with large south-facing balcony and off-street parking, ideal for families and commuters.
Three-bedroom third-floor apartment with large south-facing balcony
Built in 2017; modern finish and B EPC rating
Approx. 1,085 sq ft (advertised c.1,216 sq ft) of open-plan living
117 years remaining on lease; leasehold tenure
Service charge c.£142 pcm (c.£1,700 pa); ground rent £300 pa
Off-street resident parking and secure bike storage
Community heating—confirm billing and service details
High local crime and area deprivation noted by statistics
A bright, modern three-bedroom third-floor apartment built in 2017, offering about 1,085–1,216 sq ft of living space and a large south-facing private balcony. The open-plan living/dining room with large windows and hardwood floors creates a light, entertaining-focused hub, while the master bedroom provides built-in mirrored storage and space for a king bed. Shared gardens, secure bike storage and off-street resident parking add practical outdoor and storage benefits.
Practical running costs and ownership details are clear: a long lease of 117 years, service charge approximately £142 pcm (c. £1,700 pa) and ground rent £300 pa. Heating is provided via a community scheme; the flat has a B EPC rating and generally modern finishes, so immediate major works are unlikely. Transport links are reasonable — Blackhorse Road station and the overground/Victoria Line are within about a mile — making commuting straightforward.
Location gives real lifestyle appeal: close to Lloyd Park, the Blackhorse Lane redevelopment and the local ‘Beer Mile’ of microbreweries, plus several well-rated primary and secondary schools within easy reach. This makes the flat suitable for professionals, couples or families seeking a modern, low-maintenance home with outdoor space.
Notable negatives are factual and important: the property sits in a postcode with higher-than-average crime and wider area deprivation, which may concern some buyers. The tenure is leasehold with ongoing service charges and ground rent; buyers should budget for these. The community heating arrangement means buyers should check billing and service arrangements. Overall, the apartment offers modern living and a useful balcony terrace at a sensible price point, but buyers should confirm local safety, service-charge arrangements and any communal management plans before committing.
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