Summary - Ground Floor Flat, 21 Sutton Place E9 6EH
2 bed 1 bath Flat
Large character garden flat near outstanding schools in Clapton Square Conservation Area.
Freehold ground-floor flat with mature private garden
Approx. 1,048 sq ft — unusually large for a two-bedroom flat
Retains original features: fireplaces, high ceilings, sash-style windows
Two double bedrooms, dressing room/study and separate utility room
Double glazing fitted post-2002; mains gas boiler and radiators
Constructed (records): 1967–1975 — note age and build period
Façade plant growth and external maintenance required
Local area: above-average crime and very high deprivation index
This spacious ground-floor garden flat occupies the lower level of a grand mid-terrace building and offers generous living space (approx. 1,048 sq ft) and a mature private garden — a rare find for central Hackney. The interior retains many original features: fireplaces, high ceilings, sash-style windows with shutters, ornate radiators and timber floors, creating a characterful living environment suited to family life or buyers seeking period charm.
Practical benefits include a stylish fitted kitchen, separate utility room, two double bedrooms with built-in storage and an additional dressing room/study. The flat is chain free and sold freehold, with modern comforts such as double glazing (fitted post-2002), mains gas boiler and radiator heating, excellent mobile signal and fast broadband speeds — suitable for home working and modern family needs.
Location is a strong draw: Clapton Square Conservation Area, moments from St John of Hackney Gardens and good local transport links to Hackney Central Overground, Mare Street and Chatsworth Road amenities. Outstanding primary schools and good secondary options are within easy reach, making the property attractive to families prioritising schooling.
Buyers should note several important practical points. Official construction records state 1967–1975, despite the property’s Georgian styling; the façade shows some plant growth and will need attention. The local area records higher-than-average crime and very high area deprivation indices, and council tax is above average. These factors affect insurance, running costs and resale considerations.
Overall, this is a large, characterful garden flat with genuine family appeal and freehold certainty. It will particularly suit buyers seeking period atmosphere and outdoor space in central Hackney, who are prepared to manage local-area issues and carry out minor external maintenance.
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