2 bed flat for sale

Station Approach, Hayes UB3

A contemporary apartment in an exceptionally well-connected location

A beautifully presented **two-bedroom second-floor apartment** situated within the highly sought-after **Signal Building, Station Approach, Hayes**, offering stylish contemporary living together with an exceptionally convenient location.

The property is perfectly positioned for commuters, being just moments from **Hayes & Harlington Station**, providing direct Elizabeth line connections into Central London and westwards towards Heathrow and Reading.

One of the apartment's standout features is its impressive **large wraparound private balcony**, which can be accessed directly from **both bedrooms and the reception room**. This fantastic outdoor space provides an ideal setting for al fresco dining, entertaining friends, relaxing after a busy day or simply enjoying the outlook.

Internally, the apartment offers a spacious and well-planned layout, centred around a generous **open-plan kitchen, dining and reception area**. The contemporary kitchen is designed to complement the living space, making it equally suited to everyday life and entertaining.

Both bedrooms are well proportioned and benefit from excellent natural light, with the added advantage of direct balcony access. The modern bathroom is finished to a high standard, while excellent built-in storage helps maximise the available space.

The property also benefits from a **Landlord's Certificate in place in relation to the building's cladding**, providing additional reassurance for prospective purchasers.

The lease has recently been extended and now provides **approximately 189 years remaining**, offering excellent long-term security.

### Key Features

* **Two-bedroom second-floor apartment**
* Stylish and contemporary development
* Spacious open-plan kitchen/reception room
* **Large private wraparound balcony**
* Balcony access from **both bedrooms and reception room**
* Excellent built-in storage
* Modern bathroom
* **Approximately 189 years remaining on the lease**
* Landlord's Certificate available in relation to building cladding
* **Moments from Hayes & Harlington Elizabeth line station**
* Excellent transport links to Central London and Heathrow
* Approximate service charge: **£530 pcm***
* Service charge includes **heating, hot and cold water and water rates**

# The Accommodation

## Entrance Hall

A welcoming entrance hall with access to the principal rooms and useful built-in storage, providing an excellent introduction to the apartment.

## Open-Plan Kitchen / Reception Room

A particularly impressive and spacious living area providing a versatile setting for both relaxing and entertaining.

The contemporary fitted kitchen incorporates a range of wall and base units with work surfaces over and integrated/appliance space, opening seamlessly into the dining and reception area.

Large windows and direct access to the wraparound balcony create a bright and airy living environment, while the extensive glazing provides an excellent connection between the indoor and outdoor spaces.

## Wraparound Private Balcony

A major feature of the property is the **large private wraparound balcony**, accessible from the reception room and both bedrooms.

The balcony provides considerable additional outdoor space and offers plenty of room for seating, plants and outdoor dining. It is an especially appealing feature for apartment living and provides a private area to enjoy throughout the warmer months.

## Bedroom One

A generous double bedroom with excellent natural light and direct access to the private balcony.

The room offers plenty of space for a range of bedroom furniture together with useful built-in storage.

## Bedroom Two

A second well-proportioned bedroom, again benefiting from natural light and direct access to the wraparound balcony.

This room would make an ideal second bedroom, guest room or home office.

## Bathroom

A contemporary bathroom finished to a high standard, comprising a modern suite with bath/shower, wash hand basin and WC.

# Location

The apartment occupies an enviable position in **Station Approach, Hayes**, placing residents within easy reach of the town centre, local amenities and one of west London's most useful transport connections.

Hayes offers an increasingly diverse range of shops, supermarkets, cafés, restaurants, leisure facilities and everyday services, while nearby Stockley Park provides a major business and employment hub.

For everyday shopping, residents have a good selection of supermarkets and local shops nearby, including Asda Hayes Superstore and Sainsbury's. Hayes town centre also provides a broad selection of independent businesses, cafés and restaurants.

For dining out, Station Approach itself is home to a number of options, including Takaa Tak, Hayes, while Hayes town centre offers a varied choice of restaurants and cafés.

The area also benefits from local leisure facilities, including Botwell Green Sports and Leisure Centre, which incorporates sports and fitness facilities and the Botwell Green Library.

# Transport Links

For commuters, the property's location is a major attraction.

**Hayes & Harlington Station is just moments away**, providing access to the **Elizabeth line** as well as National Rail services.

Elizabeth line services provide direct connections towards **Paddington, Bond Street, Tottenham Court Road, Farringdon, Liverpool Street and Canary Wharf**, as well as westwards towards **Heathrow Airport and Reading**.

This makes the property particularly well suited to those working in **Central London, the City, Canary Wharf, west London or around Heathrow**.

There is also an extensive local bus network from Hayes & Harlington, including routes such as the **90,140,195,278,350, H98, U4 and U5**, together with the **SL9 Superloop service linking Hayes & Harlington with Heathrow and Harrow**.

# Parks, Green Spaces & Leisure

Despite its urban setting and excellent transport connections, the area offers a number of attractive green spaces.

**Barra Hall Park** is a substantial 20-acre park featuring ornamental lawns, mature trees, recreational areas, a children's playground, outdoor gym, bandstand and open-air theatre. The Grade II listed Barra Hall provides an attractive historic backdrop.

For those who enjoy walking, cycling and outdoor activities, **Lake Farm Country Park** provides a much larger open space beside the Grand Union Canal, with walking routes, a children's play area, outdoor gym, bmx track and skate park.

The **Grand Union Canal** also provides opportunities for waterside walks and cycling, while Stockley Country Park and the wider Hillingdon network of parks and open spaces provide further opportunities to enjoy the outdoors.

# Places of Interest

The property's location provides convenient access to a variety of attractions and destinations across west London and the surrounding area.

**Stockley Park** is nearby and is one of the area's major commercial destinations, making the apartment particularly attractive to professionals working locally.

**Uxbridge** is easily accessible and offers a larger selection of shops, restaurants, leisure facilities and historic attractions.

**Heathrow Airport** is also particularly accessible, with direct Elizabeth line and bus connections from Hayes & Harlington, making this an appealing location for frequent travellers as well as those working at the airport.

For those wanting to explore London's attractions, the Elizabeth line provides a convenient route into Central London, with direct access to major destinations including **Bond Street, Tottenham Court Road, Farringdon and Liverpool Street**.

# Lease & Service Charge

The lease has recently been extended and provides approximately **189 years remaining**.

A Landlord's Certificate is in place and available in relation to the building's cladding.

**Approximate service charge: £530 per calendar month***.

The service charge is advised to include **heating, hot and cold water and water rates**.

*Prospective purchasers should verify all lease, service charge, management and building information with their legal representative prior to purchase.

# In Summary

Offering the combination of **modern apartment living, an unusually large private wraparound balcony, two generous bedrooms and an exceptional transport location**, this is an appealing home for first-time buyers, professionals, investors or those looking for a well-connected London base.

With **Hayes & Harlington Elizabeth line station virtually on the doorstep**, Heathrow readily accessible and Central London within straightforward reach, the apartment offers an excellent balance of convenience, lifestyle and connectivity.

**Early viewing is highly recommended.**