We are delighted to offer this stunning two bedroom property in a modern purpose built block with fantastic secure underground parking. Boasting a fully fitted open plan kitchen, good sized reception room bursting with natural light due to huge windows, modern bathroom and wooden flooring throughout. This property also comes with the added luxury of a C rated EPC (low running costs) and plenty of storage space. Viewing is highly recommended!
Located very close to the River Lea which possess fantastic open spaces of Walthamstow Marshes as well as Lea Valley Ice Rink, this location has plenty to offer. A short 10 minutes walk from the property brings you to Upper Clapton road, a road full of restaurants, welcoming cafes and social pubs and bars, many of which coming with pub gardens. One of the best things to do in Hackney is visit the famous Hackney Empire, a wonderful, historic theatre with a brilliant night life surrounding it.
Just a 3 minute car journey to Clapton overground station, which can take you into Liverpool Street and the City in 12 minutes and then into Canary Wharf from there in 18 minutes via Bank station. Hackney also possess a wonderful number of bus routes making travel around the capital very straight forward.
Hackney Council Tax Band C - £1748.00 (2025/2026)
EPC rating C
Term - 1 Year - If mutually agreed shorter tenancy (min 6 months) or break clauses may be possible.
Deposit - £2,306.0084:T5cb,We are delighted to offer this stunning two bedroom property in a modern purpose built block with fantastic secure underground parking. Boasting a fully fitted open plan kitchen, good sized reception room bursting with natural light due to huge windows, modern bathroom and wooden flooring throughout. This property also comes with the added luxury of a C rated EPC (low running costs) and plenty of storage space. Viewing is highly recommended!
Located very close to the River Lea which possess fantastic open spaces of Walthamstow Marshes as well as Lea Valley Ice Rink, this location has plenty to offer. A short 10 minutes walk from the property brings you to Upper Clapton road, a road full of restaurants, welcoming cafes and social pubs and bars, many of which coming with pub gardens. One of the best things to do in Hackney is visit the famous Hackney Empire, a wonderful, historic theatre with a brilliant night life surrounding it.
Just a 3 minute car journey to Clapton overground station, which can take you into Liverpool Street and the City in 12 minutes and then into Canary Wharf from there in 18 minutes via Bank station. Hackney also possess a wonderful number of bus routes making travel around the capital very straight forward.
Hackney Council Tax Band C - £1748.00 (2025/2026)
EPC rating C
Term - 1 Year - If mutually agreed shorter tenancy (min 6 months) or break clauses may be possible.
Deposit - £2,306.0085:T9d1,Landlord Fees
Chargeable Landlords Letting Fees - 9.6% inclusive of VAT (8.0% plus VAT).
Renewals - 6% inclusive of VAT (5.0% plus VAT).
Management - 6% inclusive of VAT (5.0% plus VAT).
Project Management - 12% inclusive of VAT (10.0% plus VAT).
Example
If a property was rented out at £1000.00 per calendar month the fees would be:-
Letting Fee - £1152.00 including VAT.
Renewal Fee - £720.00 including VAT.
Management Fee - £720.00 including VAT.
If a project was undertaken (new kitchen, new bathroom etc) with us managing the project and the total cost of the works came to £10,000.00, our fees would be :-
Project Management - £1200.00 including VAT.
Vendors
Sales Fees - 0.9% Inclusive of VAT (0.75% plus VAT) - Sole Agency Only.
Example
If a property was sold for £500,000.00 the fees would be:- Sales Fee - £4500.00 including VAT
Tenants
Abaco Estates standard charges are:-
Deposit - Equal to 5 weeks rent
Referencing Fee - Zero
Contract Fee - Zero
Name Changes - £50.00 inclusive of VAT
Loss of keys - at cost.
Example
If a 1 bedroom flat was rented out the tenant would pay a 5 week deposit plus 1 month's rent in advance. So if the rent was £1500.00 per calendar month the tenant would pay:-
1 Months Rent - £1500.00
5 Weeks Deposit - £ 1730.00
Total - £3230.00
Abaco Estates do not take holding deposits, we do require seeing the last 4 months of bank statements prior to offers being put forward to Landlords.
Redress Scheme
The Property Ombudsman Milford House,
43-55 Milford Street,
Salisbury,
Wiltshire, SP1 2B
Lines are open, Monday - Friday 9am - 4.30pm excluding bank holidays)
Client Money
Protection Client Money Protect
Premiere House,
1st Floor,
Elstree Way,
Borehamwood, WD6 1JH Membership CMP003032
Information Commissioners
Office Wycliffe House
Water Lane
Wilmslow
Cheshire SK9 5AF
local rate - calls to this number cost the same as calls to 01 or 02 numbers).
Normal opening hours are Monday to Friday between 9am and 5pm (excluding bank holidays).
Registration Number Z