1 bed flat for sale

Wharfdale Road, London N1

Property number 53402. Enquire through Zoopla's messaging system and we'll respond within 5 minutes, 24/7

We are reluctantly selling our 70ft narrowboat, which has been our lovely home in Kings Cross for the past 2.5 years. Set up as a comfortable apartment on shore power, she is ready to move into and available from the start of May 2026. There is a possibility for prospective buyers to keep the boat on the current mooring which can be discussed prior to sale.

Beautifully laid out for a working person or couple, the boat offers a double bedroom, separate home office, generous storage, a well-equipped kitchen, and comfortable living space throughout, with warm wood fit-out and sociable indoor and outdoor seating areas. Full technical details of the boat are given below.

The residential mooring is in Battlebridge Basin, Kings Cross, beside Coal Drops Yard, in a quiet and secluded basin next to the Canal Museum. The private gated pontoon has its own (additional) showers, toilets, rubbish and recycling, laundry, and pump-out / elsan facilities.

This is a rare opportunity to live in Zone 1 London in a way that is both affordable and genuinely enjoyable. If you are practical, don’t mind learning a few new skills, and like the idea of a different pace and style of living, it can be a hugely rewarding adventure.

** Further details: **

• Hull fabricated by G&J Reeves, and fitted out by Kingsground narrowboats in 2000. Built by two of the most respected names in narrowboats makes her an exceptionally high-quality vessel.

• *Recent survey* (August 2025), showed that the hull is in extremely good shape. Happy to share the survey with serious buyers. Blacking (including bottom) undertaken, anodes replaced and extra anodes added at the same time at Uxbridge; this will not need doing again until c.2028.

• Optimal living arrangement for a working couple, with 2 (+2 guest) berths and a good size home office.

• bss certificate valid until September 2027.

• Beta-marine engine in a sound-proof box (a rare set-up for unusually quiet cruising!)

• Pump-out toilet.

• Wood fitout throughout

• Potential to take over residential mooring in Battlebridge basin (Kings Cross, zone 1), subject to mooring agreement.

---Layout---: The boat, at 70x7 ft, is the largest living space allowed on typical narrowboat moorings, while comfortably fitting through standard locks. Photos are in the following order:

O Enter through the stern, using the stern cratch area as an entranceway for shoes etc.

O Steps lead down into the bedroom. The bedroom has lots of built-in storage, both under the bed and in the original wood built-in cabinets. We have a premium bespoke folding mattress on a slide out base, providing a full-size double bed which easily folds away to give a full-width corridor when the bed is not in use.

O Moving fore, the bathroom with shower is off to the side of the corridor joining the bedroom to the office.

O We converted what was originally a 2 single-berth bedroom to an office, which currently houses a desk, bookshelf, further storage and a spin-bike (potentially available to interested buyers by separate negotiation).

O Next, we have a fully equipped gally kitchen with 4-ring hob, gas oven, full-size under counter fridge, slimline 12V freezer, dishwasher, and lots of storage.

O The dinette, which is the social centre of the boat, sits at the end of the kitchen giving a lovely open plan living feel. The dinette also houses large storage areas under the seats and converts to a comfortable second double bed for guests.

O Next to the solid fuel stove we have a snuggle-size sofa and tv on a pneumatic arm that can be positioned for watching tv or giving easy to access the bow deck.

O The foremost area of the boat is the bow deck, which provides a second social seating area.

---Heating---: We currently heat the boat in cold months with our solid fuel stove and sometimes an oil-filled electric radiator. The boat is well-insulated, and we have had porthole bungs made, which provide highly effective insulation. This alone has been sufficient to keep her toasty and warm through the winter. Additionally, there is a fully plumbed-in 5x radiator heating system: The calorifier can be heated from the engine or a diesel heater (for hot water we also have an immersion heater that we use on a timer). The Mikuni diesel heater located in the engine bay has not been working since mid-2025. As this brand is no longer sold / widely maintained in the UK, the diesel heater itself would need replacing. If the new owner is interested in replacing the heater, we were recently quoted £1800 for a brand new wifi controlled Webasto, which would be a straight swap for the Mikuni and would integrate seamlessly with the existing radiators. The rest of the radiator system is operational (recently tested running off the engine) and is extremely effective. We rarely used it as it is pumps out a lot of heat and is generally overkill.

- Note: There is also a petrol electricity generator in the engine bay. As the use of generators is generally not permitted in marinas, this is entirely untested since we bought the boat, and would need servicing before use.

---Toilet---: The toilet is a pump out, fully flushing macerator toilet. (this is a super easy set-up for the current mooring where there is a pumpout system integrated into the pontoon, so the blackwater tank can be emptied [approximately monthly] without moving the boat)

---Electric system---: 3kW inverter provides more than ample 240V electricity supply. A galvanic isolator is fitted to provide corrosion protection on shore power.

---Mooring---: The boat is currently moored in Battlebridge Basin in Kings Cross, right next to coal drops yard, in a quiet, secluded basin next to the canal museum. The private gated pontoon has its own separate shower, toilet, rubbish / recycling, laundry and pump-out / elsan facilities. This is arguably the best mooring in London, and has a fantastic community. Please note this when enquiring if this is of interest, and we can provide further details.