2 bed flat for sale

42 Royal Crest Avenue, London E16

A bright, top-floor two-bedroom, two-bathroom apartment in John Cabot House, Royal Wharf, offering approximately 808 sq ft of well-planned internal space, a west-facing private balcony with partial Thames views, and access to Royal Wharf’s Clubhouse, private residents’ courtyard and riverside amenities.

Its appeal is straightforward: A top-floor position within John Cabot House, west-facing afternoon and evening light, two well-proportioned bedrooms, and a home that has been owner-occupied and meticulously maintained.

The apartment has a practical and well-balanced layout. The open-plan kitchen, dining and living area leads directly onto the private balcony, creating a bright and sociable main living space with room for both large seating and large dining zones in addition to plenty of worktop space for cooking.

The west-facing orientation is one of the apartment’s strongest features, bringing continuous natural light into all living spaces and bedrooms, giving the home a calm, open feel. Floor-to-ceiling glazing further enhances the sense of light and space, while the balcony provides private outdoor space with a partial view of the River Thames.

The principal bedroom is generous, with fitted wardrobes, an en-suite shower room and excellent floor space. It comfortably accommodates a king-size bed, bedside furniture and additional storage while still feeling open and uncluttered.

The second bedroom is a well-proportioned room with fitted wardrobe storage, suitable as a second bedroom, guest room or home office.

The apartment has a contemporary design throughout. Soft white walls and doors, oak finished floor, black contrast tiles and plush, wool carpets. A modern fitted kitchen with high-gloss units, stone worktops, stainless steel sink, integrated water filter, Siemens integrated induction hob, extractor, fridge freezer and dishwasher. The hallway, kitchen and living areas benefit from engineered oak flooring, while both bedrooms are carpeted for comfort.

Property Description

Both bathrooms are finished with style, including VitrA sanitaryware, ceramic feature tiling, wall-mounted mirror cabinets with LED lighting and electric towel rails.

Additional features include double-glazed floor-to-ceiling windows and doors, full fiber broadband availability (including Hyperoptic), upgraded smart light switches, smoke and heat detectors, sprinkler system, secure entry and two lifts serving all floors.

It is particularly well suited to buyers looking for a bright, calm and well-kept riverside home with space, light, convenience and a complete neighbourhood around them.

Location

John Cabot House

John Cabot House is one of Royal Wharf’s established residential buildings and benefits from its own private first-floor residents’ courtyard and landscaped green space, accessible only to John Cabot House residents.

This gives the building an additional outdoor space beyond the wider Royal Wharf public realm, landscaped gardens and riverside areas, and helps create a more private and established residential feel.

The building has secure access, lift service to all floors and residents’ cycle storage. John Cabot House also benefits from two levels of underground parking. Parking spaces are available to rent or purchase by separate negotiation.

The Clubhouse

Royal Wharf residents have access to The Clubhouse, one of the development’s strongest lifestyle amenities. Facilities include a residents’ gym, 25m swimming pool, spa, sauna and steam room.

For buyers who value health, fitness and convenience, this is a major benefit, offering high-quality leisure and wellness facilities within the development itself.

Royal Wharf and local amenities

Living in Royal Wharf is more like a resort. A matured and complete riverside neighbourhood, with daily essentials, cafés, restaurants, green space, river walks and transport links all close by. As a resident, you benefit from a community feeling and constant support from Ballymore, the Residents Association and fellow residents. Landscaped and meticulously managed green spaces and roads, a Thames promenade, food and farmers markets, Halloween trails, Christmas events, regular window cleaning services (outside only), common area cleaning and on-site security in addition to concierge and mailroom all are part of the package and benefits of being a resident here.

Local Area

Local amenities include Sainsbury’s Local, cafés, food markets, restaurants, a pub, yoga studio, salons and regular markets in the main square.

For outdoor space, the Thames promenade and landscaped areas within Royal Wharf are close by, while Royal Wharf is sandwiched between two parks; Thames Barrier Park offers larger green space and riverside walks. Lyle Park on the other side provides green for dog walks and playing sports as well as local tennis courts.

Location and connectivity

The apartment is well placed for Canary Wharf, the City, London City Airport and wider London.

West Silvertown and Pontoon Dock DLR stations serve the area, providing access towards Canary Wharf, Bank, Stratford and London City Airport. Custom House provides Elizabeth Line services, giving fast access across London, including Liverpool Street, Tottenham Court Road, Paddington and Heathrow.

Royal Wharf Pier offers Uber Boat by Thames Clippers services along the Thames, providing an additional travel option into Canary Wharf and central London.

The location works particularly well for buyers who want strong transport connections without being in the middle of Canary Wharf or the City, offering a calmer riverside setting with practical access to major employment hubs, London City Airport, the Elizabeth Line and the wider transport network.

Schools and childcare

Royal Wharf is particularly practical for buyers with young children or those planning ahead for family life, with Royal Wharf Primary School located within the development and nurseries serving Royal Wharf and the surrounding area.

This adds to the apartment’s flexibility, making it suitable for professionals, couples, young families or buyers planning ahead.

This is a strong home within Royal Wharf: Top-floor, west-facing, carefully maintained and practical, with two well-proportioned bedrooms, a private balcony, residents’ courtyard access, Clubhouse facilities and excellent transport connections all within easy reach.

Property Ownership Information

Tenure

Leasehold

Council Tax Band

E

Annual Ground Rent

£650.00

Ground Rent Review Period

No review period

Annual Service Charge

£4,863.71

Service Charge Review Period

Every 1 year

Lease End Date

01/01/3013

Property Description Disclaimer

This is a general description of the property only, and is not intended to constitute part of an offer or contract. It has been verified by the seller(s), unless marked as "draft". Purplebricks conducts some valuations online and some of our customers prepare their own property descriptions, so if you decide to proceed with a viewing or an offer, please note this information may have been provided solely by the vendor, and we may not have been able to visit the property to confirm it. If you require clarification on any point then please contact us, especially if you’re traveling some distance to view. All information should be checked by your solicitor prior to exchange of contracts.

Successful buyers will be required to complete anti-money laundering and proof of funds checks. Our partner, Lifetime Legal Limited, will carry out the initial checks on our behalf. The current non-refundable cost is £80 inc. VAT per offer. You’ll need to pay this to Lifetime Legal and complete all checks before we can issue a memorandum of sale. The cost includes obtaining relevant data and any manual checks and monitoring which might be required, and includes a range of benefits. Purplebricks will receive some of the fee taken by Lifetime Legal to compensate for its role in providing these checks.