Boleyn Road , E7 9QF

OIEO £400,000

Boleyn Road Forest Gate , E7 9QF

OIEO £400,000

2 Bedroom

1 Bath

Light and airy, this charming two-double bedroom ground floor Victorian conversion has been thoughtfully updated, with the period features balancing perfectly with contemporary updates. As well as the immaculate decor, highlights include the open plan kitchen/reception, large rear garden with private side access, cellar space and bespoke storage, not to mention the friendly neighbours.

As for the location, you’ve got a brilliant mix of greenery and amenities around, while Upton Park station is just 10 minutes on foot (or stroll an extra 10 minutes towards Forest gate and you’ll have access to the Elizabeth line).


Moving house can be overwhelming enough without having to think about renovating, so how lovely that with this apartment you simply unpack and enjoy the immaculate finish throughout from the day you get the keys. Even the electrics and boiler are new, which can give you even more space of mind.

The two bedrooms are both doubles, with pristine decor, original floor boards and fitted wardrobes. The bathroom has been beautifully designed, with eye-catching floor to ceiling mosaic tiling and vintage-style fittings, such as the counter-top basin, where the custom timber shelving brings a warm tone.

At the rear you’ll find your spacious kitchen/reception room, where you’ll love the considered touches, such as the parquet flooring and the fantastically generous sliding doors. Again, the traditional style is balanced well with contemporary updates, such as the smart units and integrated appliances. The cellar space provides exceptional storage for a two-bed flat.

You’ll love being able to sit out on the decked patio, where you can admired the rest of your leafy garden. It’s 52 foot, so there’s a brilliant amount of space to play with. The property is north-west facing, so the deck gets the sun in the evenings - perfect when you’ve finished work and fancy a drink.

You can take pride in knowing that you’re nestled between some thriving neighbourhoods, and there’s plenty of green space too; West Ham Park is at the end of the road.


-Upton Park is served by the District and Hammersmith & City lines. Travel two stops to West Ham for access to the Jubilee line and DLR, or Barking for train services to the Essex seaside.
-Your new local is Boleyn Tavern - a gloriously traditional boozer with eye-catching monochrome floors and a huge horseshoe-shaped bar. It’s just 18 minutes away on foot.
-The main thoroughfare of Green Street has plenty of convenience stores for any last minute essentials you may need.


  • Two Double Bedrooms
  • Large Proportions
  • Immaculate Condition
  • Large Rear Garden Approx 51 Ft
  • Original Floor Boards
  • New Electrics and Boiler
  • Fitted Wardrobes
  • Close to Upton Park Station
  • Lease Years Remaining - 995

4.1m x 3.9m (13'5" x 12'9")

13’5 "


3.5m x 3.4m (11'5" x 11'1")

11’5 "


1.8m x 1.4m (5'10" x 4'7")

5’9 "

Open Plan Kitchen / Lounge

6.8m x 4.0m (22'3" x 13'1")

22’3 "


6.0m x 3.5m (19'8" x 11'5")

19’7 "

Energy Performance Certificate

View the Energy Efficiency Rating and Environmental Impact Rating for this property here.


Stow Residential Limited endeavour to maintain accurate depictions of properties in Virtual Tours, Floor Plans and descriptions, however, these are intended only as a guide and purchasers must satisfy themselves by personal inspection.

Illustration of a house with surrounding plants

a word from the owner...

"We have loved living here, Moving in just prior to covid, we took great pleasure in the property's large garden and surrounding green spaces / parks. West Ham park is situated at the end of Boleyn Road [minutes walk away] and is beautifully maintained by the City of London. It boasts amenities such as tennis courts, a brand new children's playground and cricket facilities all of which are excellently looked after by the local community. Queen Elizabeth Park is also a short cycle away. The site of the 2012 Olympics continues to benefit from considerable investment and ongoing landscaping improvements, with institutions such as V&A East, Saddlers Wells East, BBC, UAL and UCL all moving in. The flat is light, spacious and conducive to hosting. We would often invite friends for dinner parties, having the back doors wide open to make the most of indoor/outdoor dining. We'll miss Summer nights here with the fire pit burning. We have also been blessed with friendly and considerate neighbours which allowed us to feel a sense of comfort and ease throughout our time here. There are multiple transport links making it easy and quick to get into Central or East London. We have enjoyed many local businesses such as Chawalla [for the best vegetarian curries], Wild Goose bakery, Joyaux wine bar, The Holly Tree and Boleyn Tavern and Cups and Jars for organic produce. We've throughly enjoyed the past four years on Boleyn Road. We've made the flat uniquely our own across that time but we feel it has great potential for anyone moving in to put their own touches on it and make it theirs."

What's on your doorstep?

Our Local Guide:
Forest Gate

Boleyn Road, Forest Gate — Stow Brothers

If you’ve already heard Chiwetel Ejiofor or Idris Elba proudly discussing their hometown, you probably don’t need us to convince you of Forest Gate’s merits, but for those who haven’t, let us catch you up…

With a heritage rooted in culture, it’s not surprising that Forest Gate has a strong creative community today. During just one week in the 60s, the Upper Cut Club music venue there hosted – deep breath – The Who, the Animals, the Spencer Davis Group, Geno Washington and Jimi Hendrix. These days you’re more likely to find the area’s artistic-types supping drinks in the cool cafes and bars. Along with the period property and proximity to green space, this independent scene has been the main draw for new arrivals to the area, although the fact that Forest Gate is now on the Crossrail’s Elizabeth line has definitely helped nudge people in the right direction.

Area Guide
Boleyn Road, Forest Gate — Stow Brothers
Boleyn Road, Forest Gate — Stow Brothers

❤ Team favourites

Places + wonders

Boleyn Road, Forest Gate ’s
Features + Perks

Transport links

With trains running every ten minutes, the Overground can get you to Liverpool Street in 13 minutes. In the south, Plaistow is on the District and Hammersmith & City tube lines, and the Crossrail will get you to Tottenham Court Road in just 17 minutes.

Great Pubs

Wine bars, gastro pubs, microbrews, traditional boozers… With so many drinking establishments in Forest Gate, taking ‘a trip to the local’ can be a tricky decision. The CiderHouse, The Holly Tree and Forest Gate Tavern are just a few of the places to choose between.

Plenty of period property

Forest Gate has an abundance of Victorian housing, ranging from terraces in the area dubbed ‘Forest Gate Village’ to semis and detached in the Woodgrange Estate conservation area. Whether you’re after a doer-upper or recently renovated period property, there should be something for your budget.

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