2 bed flat for sale

Royal Gate Apatments, Victoria Park Village E9

Ground rent (For Leasehold tenure): £100 per year.

this is something special | nearly 14ft ceiling height | 1891 school conversion duplex apartment | 9 ft tall sash windows | exposed brickwork and period features | mezzanine with second reception room / home office | on victoria park village | seconds to victoria park & one of londons best parks | private, gated parking space | fully gated and secure accomodation | size, location & style...





guide price £750,000 - £800,000





open day Saturday 24th January by appointment only...

Size, location and style come together effortlessly in this split-level apartment, delivering on all three without compromise.

Measuring approximately 1,075 sq. Ft internally, with nearly 14 foot high ceilings and 9 foot high sash windows, the sense of space is immediate. Everything feels generous, light-filled and oversized.

Located just around the corner from Victoria Park Village, one of East London’s most desirable neighbourhoods, the apartment is perfectly placed for independent favourites such as Ginger Pig Butchers, Gail’s Bakery and well loved local gyms. Just seconds further and you are inside Victoria Park itself, offering Sunday markets, wide open fields, tranquil lakes, flower gardens, sports facilities, playgrounds, outdoor fitness equipment and seasonal festivals throughout the summer.

Style may be subjective, but the appeal of an 1891 institutional conversion is timeless. This former school building showcases high ceilings, original exposed brickwork and ornamental beams, with the dramatic volume of the vaulted ceilings flooded with natural light through vast original windows. A space defined by character, scale and presence.

The layout of the apartment is highly flexible and can be arranged in several ways. The current configuration places the vaulted reception room to the rear, making full use of the dramatic ceiling height, large windows and open plan feel, naturally forming the heart of the home. Just off this space is a defined dining area, comfortably accommodating a large table along with additional storage, leading through to a stylish industrial-inspired kitchen which has previously housed a breakfast bar. A bedroom is positioned to the opposite side, complete with built-in wardrobes for everyday practicality.

The ground floor is completed by a beautifully refurbished bathroom, featuring a gorgeous freestanding bath with gold taps, double shower, contemporary basin and subtle gold accents throughout.

The upper level is arranged as a substantial mezzanine, currently used as a second reception space, home office and full wall of storage - a rare benefit in a property that already delivers on design and volume. This space lends itself perfectly to use as a snug or media area, workspace and occasional guest accommodation, with room for all three.

This level also hosts a further bedroom, finished with attractive exposed brickwork that continues the character of the building.

Externally, the property benefits from designated, secure and gated parking accessed from Rutland Road, a rare feature in Victoria Park. The 1891 façade has recently undergone cosmetic restoration works, sympathetically enhancing the building while preserving its heritage (works paid for and completing March 2026). Character and architectural detail are evident throughout the development.

Further benefits include a long lease, an EPC rating of C, reasonable service charges for a property of this nature, secure fob entry at both street and building level, well maintained communal areas and an established sense of community among residents.

The property is located just seconds from Victoria Park Village, one of London’s most sought after neighbourhoods, renowned for its independent coffee shops, butchers, bakeries and restaurants. A range of pubs, bars, gyms, studios and workspaces sit on the doorstep, many positioned right by the park itself.

Victoria Park remains one of East London’s most celebrated green spaces, offering boating lakes, sports facilities, cafés, playgrounds and miles of walking routes. The park connects directly to the River Lea and Olympic Park and provides quiet, peaceful areas even during the height of summer.

London Fields Overground station is approximately 0.6 miles away, with Cambridge Heath and Homerton stations just over 0.6 miles away, and Bethnal Green Underground providing Central Line access at around 0.8 miles.

Taken together, this is a home that offers scale, flexibility and character, making it an excellent choice for individuals, couples or small families seeking something distinctive yet highly practical.

Guide price £750,000 - £800,000





open day Saturday 24th January by appointment only...
Leasehold


100 years remaining

service charge (inc building insurance) £355 per month

ground rent £100 per year
Council tax band E

EPC rating C


Parking Availability: Yes.