2 bed flat for sale

Poole Road, London E9

Brickworks says


Step up the stoop of this elegant Victorian townhouse to find this two-bedroom apartment carrying the quiet confidence of its era. Original hardwood floors and sash windows anchor the rooms with period charm, and its elevated position allows sunlight to travel easily around the place. Where updates have been made, they have been handled with care - cast-iron style radiators and plantation shutters sit comfortably alongside historic bones.

The home unfurls across a series of levels, creating a small spirit of adventure as you move through. Rooms feel distinct yet connected, offering areas to retreat to without ever feeling cut off. The kitchen is especially welcoming - a place where you might linger with a morning coffee - while at the very top, a delightful little nook awaits. It could be a study, a yoga spot, or a nursery, depending on life’s current chapter.

From here, Hackney’s best bits are within easy walking distance. Victoria Park Village brings independent favourites like Ace Pizza and Pophams. To the west lies the weekend energy of London Fields, while Lower Clapton is just to the north. With Homerton station a short walk away, too, the rest of London is easily accessible.
The owners say


When we first saw the flat, it felt like love at first sight. We walked up the road on a sunny afternoon under a clear blue sky, and the quiet friendliness of the street and its neighbours made us feel immediately at home.

Inside, it was easy to imagine life unfolding there. The tall ceilings, generous living spaces and original hallway details gave the house real character. The study at the top has been a calm place to work, and we have many fond memories of hosting friends for dinner. In the kitchen, late-night cocktails have often been mixed with varying degrees of success! Over time, it became a special place for our young family.

One of our favourite routines is walking our dog, Marlowe, through Victoria Park and into the village. The park, the shops, the pubs and the local restaurants shape our weekends and make this corner of London feel like our community.
Points to consider


Energy Performance Certificate (EPC):
Current Energy Rating D
Potential Energy Rating C

Council Tax:
Band D in the borough of Hackney.
£1,966.51 in 2025/26.

Utilities:
Current monthly costs are approx:
Electricity & Gas £80
Water £64
These figures naturally change seasonally.

Tenure:
Share of Freehold.
Shared with the owner-occupier of the flat below.
There are 961 years left on the lease.
Easy Runnings Ltd. Is the property’s management company, and both freeholders are directors.

Neighbours:
In the building, there are 2 flats in total.

EWS1:
The building is exempt.

Getting around:
Homerton (London Overground, Zone 2) is just under a 10-minute walk away, with Stratford only two stops to the east and Highbury & Islington (Victoria Line, Zone 2) just four stops to the west. The area is well-served by bus routes heading into London Bridge, Westminster, and London Waterloo. It is also popular with cyclists - it’s a 20-minute ride into the city from there.

Onward plans:
The current owners are actively looking for their next home.

Anything else:
You can reach Victoria Park - London's oldest public park - in under 10 minutes on foot. Vicky Park spans 213 acres and has extensive sports facilities, a skate park, large adventure playgrounds, a summer splash pool, rowing boat hire, lakes, and an Old English Garden. It also home to some large-scale events, including the All Points East festival.
The legal bit


While we strive to create true-to-life photographs, floor plans and descriptions, our marketing material is only a guide. Purchasers should always visit in person, ask relevant questions and triple-check details. Brickworks takes our duty of care incredibly seriously and takes all reasonable steps to ensure all presented information is correct. However, we sometimes rely on the accuracy of the information provided to us by the seller and others. Also, please note that we often round up/down total floor plan measurements and/or use approximate distances.

EPC Rating: D