1 bed flat for sale

Simonds Road, Leyton E10

You’ll find this well-maintained and spacious one-bedroom flat on the first floor of a neat terrace, giving you 613 sq ft of living space, plus the bonus of loft potential if you fancy future expansion. Inside, you’ll find a bright reception room, a good-sized kitchen/diner, and a comfortable double bedroom – all arranged in a way that feels easy and practical for everyday life. Leyton Midland Road Station is about a 15-minute walk away, with Stratford just one stop on – where you’ve got pretty much every line you could need (Elizabeth, Jubilee, Central, DLR, Overground, and even Stratford International). Closer to home, you’ll have a mix of local cafés, pubs, and green spaces right on your doorstep, giving the area its lively, community feel.

Offered chain-free and with a share of freehold, it’s a great find for first-time buyers or anyone looking for a solid investment with plenty of potential.

If you lived here...

Head up the softly carpeted stairs and you’ll find a bright reception room waiting behind a glazed door, with a lovely bay window pouring in natural light. Neutral décor and a fitted carpet give you a clean, simple canvas that’s easy to make your own.

The double bedroom sits just behind, where stripped floorboards bring warmth against crisp white walls – no fuss, just a calm space to unwind and make your own.

The bathroom is neat and practical, with an over-bath shower, classic white tiling, and a window for natural ventilation and privacy.

At the rear, the kitchen makes the most of its L-shaped layout. Glossy white cabinets, a grey mosaic splashback, and olive-green walls create a fresh, modern look, while integrated appliances keep things streamlined. There’s plenty of room for a dining table too, whether it’s for lazy weekend brunches or midweek suppers with friends.

And then there’s the loft. Accessed by pull-down ladder, it’s already boarded with pale engineered wood flooring and kitted out with under-eaves storage. Previously used as a creative studio, it’s got great light from the skylight and even more potential if you want to reimagine it as something else entirely and make it more accessible with a permanent staircase.

What else?
- Check out Francis Road, Leyton’s village heart, full of independent shops, record stores, delis, cafés, and a relaxed community feel—ideal for weekend wandering or picking up something special.
- The area scores highly for its independent cafes, pubs, and friendly spots—like Blondies Brewery, a standout for great beer and a rock/metal crowd, or the Leyton Star, a community pub with food, music, and good vibes.
- When it comes to green space, you’ve got plenty on the doorstep. Leyton Jubilee Park is great for open fields, a café stop or sports, while Hackney Marshes offers wilder walks, cycling and weekend football. Add in the Waterworks Centre, Walthamstow Marshes and the Lea Valley with its kayaking and trails — plus Epping Forest just down the road — and you’re never short of fresh air or adventure.
- You're well-positioned for access to several highly regarded schools in the area, including Barclay, Riverly and Newport Primary schools.

Reception Room (4.64 x 4.23 (15'2" x 13'10"))

Bedroom (3.48 x 2.92 (11'5" x 9'6"))

Bathroom (2.69 x 2.05 (8'9" x 6'8"))

Kitchen / Diner (3.70 x 2.99 (12'1" x 9'9"))

Loft Room (4.17 x 3.31 (13'8" x 10'10"))

A word from the owner...

"After 11 wonderful years, it’s time to say goodbye to this much-loved flat — a truly special home tucked away on a quiet, tree-lined street just moments from the open green space of Jubilee Park. The park has been a weekend staple, with its wide lawns and a charming café perfect for relaxing or catching up with friends.
This split-level flat offers a real sense of space and separation, making it feel more like a house than an apartment. One of its standout features is the bright and versatile loft space, which i’ve used as an office and studio — ideal for anyone working from home or in need of a creative retreat.
The living room boasts a rare and peaceful view of open space and trees, something you don’t often get on a terraced street, and the overall layout has made it feel like a real sanctuary in the city.
You’ll also be steps away from some of the area’s best independent spots. Blondies Taproom and Brewery is just down the road, with regular events and excellent beer. A short stroll takes you to the ever-popular Francis Road with its cafes, shops, a delicious deli, and Pause Pilates studio. And for your morning coffee or a top-notch toastie, Deeney’s on the high street never disappoints.
This is more than just a flat — it’s a home with character, great energy, and peaceful location."