2 bed flat for sale

Hereford Place, Embankment Court SE14

In A nutshel

With its elevated position, this beautifully considered two-bedroom apartment is flooded with natural light, with views across neighbouring allotments and a private terrace from which to enjoy them.

Brickworks says

There's something rather lovely about looking out across a patchwork of allotments in the middle of London. From the third floor of this building, designed by Stephen Davy Peter Smith Architects and completed in 2023, the view takes in vegetable plots, trees and rooftops that change with the seasons.

Inside, the apartment has the kind of warmth and individuality that isn't easy to find in a modern home. Natural wood, carefully chosen colours and thoughtful joinery soften the clean architectural lines, while large windows bring daylight in from different directions. It's a home that feels personal and lived-in, without losing the pared-back simplicity that makes it so appealing.

The open-plan living space is thoughtfully arranged, with kitchen cabinetry and timber shelving along one side, leaving room for a proper dining table and comfortable seating area. Doors open onto a large terrace, with terracotta tiles and space to dine or relax. The principal bedroom also opens onto the terrace and has its own en-suite shower room, while the second bedroom has a broad picture window and is spacious enough to adapt to different needs – a guest room, home office or whatever life requires. A separate family-sized bathroom and built-in storage throughout complete the picture.

New Cross and neighbouring Deptford have a character all of their own, with a mix of independent cafés, bakeries, restaurants and creative spaces. Toad Bakery and Elsewhere Coffee are local favourites, while Deptford Market Yard is a great spot for an evening drink or a bite to eat. Deptford Park provides a welcome stretch of green, and the Albany brings theatre, music and a varied programme of events to the neighbourhood. There's a strong sense of community here, with plenty to discover on your doorstep and excellent transport connections putting the rest of London within easy reach.

The owners say

This flat has grown with us. It was our first home together, and it's where we brought both of our children home, so it holds a very special place in our hearts.

What first drew us in was the feeling of having found a little pocket of calm so close to the centre. The building is small and our neighbours are lovely, yet the flat feels wonderfully private, looking out over the communal allotments opposite. There's something quietly magical about watching the seasons change across the plots and seeing people tending their vegetables most days.

The light moves through the flat from east to west, so we wake up to the sunrise and end the day with the sunset, often with a glass of something on the terrace on summer evenings. As it was brand new, we wanted to give it some soul, adding custom woodwork, shelving and a few architectural details to make it feel warm and truly ours.

Our weekends usually start at Toad Bakery, whose pastries pass the French test, or Elsewhere Coffee, which roasts its own beans just down the road in Deptford. Evenings often end at Market Yard with a glass of wine at Cantina Boccone or Zeze. We've walked endless loops of Deptford Park with both babies, and there's a lovely creative energy in the area too, with artist studios, open studio weekends and shows at the Albany.

Practically, the transport links are brilliant. New Cross station is a three-minute walk, New Cross Gate seven and Deptford ten, putting London Bridge 15 minutes and Canary Wharf 20 minutes away door to door. The swimming pool and Market Yard are both five minutes away, with four parks close by.

Having children has shown us just how much this area has to offer at every stage of life, and we'll truly miss both the flat and this little corner of London.

Points to consider

Energy Performance Certificate (EPC):
Current Energy Rating B
Potential Energy Rating B

Council Tax:
Band D in the borough of Lewisham
£2,237 in 2026/27

Utilities:
Monthly costs are approximately:
Electricity £46
Heating & hot water £70
Water – to confirm

These figures naturally change seasonally.

Tenure:
Share of Freehold, with approximately 996 years remaining on the lease.

The freehold is collectively held by the leaseholders in the building.

Service charge:
£3,136.50 annually

It covers building maintenance, lift, fire safety, individual heating unit servicing and buildings insurance.

Ground rent:
To confirm.

EWS1:
The owners confirm that an EWS1 form is available. Rating to confirm.

Neighbours:
There are 26 flats in the building.

Recent work:
The development was completed in 2023, so the changes have been cosmetic rather than structural, but no less impactful. Bespoke woodwork, shelving and subtle architectural details have brought warmth, character and individuality to the apartment.

Getting around:
New Cross station (London Overground Windrush line & Southeastern, Zone 2) is around a three-minute walk, with New Cross Gate (London Overground Windrush line & Southern, Zone 2) approximately seven minutes away and Deptford (Southeastern, Zone 2) around ten minutes. London Bridge is approximately 15 minutes door to door, with Canary Wharf around 20 minutes, according to the owners. Local buses provide further connections across London.

Green spaces:
Fordham Park, Margaret McMillan Park and Deptford Park all nearby. Brookmill Park offers something a little different, with its riverside walks and gardens, while Telegraph Hill Park, a little further afield, rewards the walk with wonderful views across London.

Onward plans:
The owners are planning a move to Brighton and have not yet found their next home.

Anything else:
Thanks to its position within the building, the apartment has no neighbouring flats directly to either side or above, giving it a degree of privacy that's rare to find in a modern development.

The development sits alongside a railway line, but the apartment benefits from high-quality, triple glazing, which the owners report eliminates virtually all noise from passing trains when the windows are closed.

The legal bit

We aim to provide accurate photographs, floor plans, and descriptions, but our marketing materials are intended as a guide only. We recommend that purchasers visit in person, ask questions, and verify all details. Brickworks is committed to our duty of care and takes reasonable steps to ensure the information presented is correct. However, we may rely on information provided by the seller or other sources. Please note that floor plan measurements may be rounded and distances are approximate.

EPC Rating: B

Balcony (8.27m x 1.75m)