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" After living here for 30 years our sellers have decided it's the right time to move and are looking to move on to pastures new.

Our Sellers said

'We'll miss our neighbours, but it's time for a change'.

To arrange a visit of their beautifully kept family home, give us a call.

Guide Price £430,000 £450,000.

Whilst writing this there has been a lot of media speculation on the future reduction of interest rates. Traditionally, East Ham house prices have risen significantly during such changes, * so we certainly recommend this semi detached property to investors or to someone looking for a nice family home.

Our sellers have lived here for 30 years and have maintained and kept their home in impeccable condition. They will be leaving behind a property that would make a perfect family home with 3 bedrooms and a three piece suite bathroom on the ground floor. The Sellers loved their open plan living with a through lounge leading into an extended kitchen. A new combi boiler has been fitted in 2013 and the Sellers have said they are, 'arranging a service as we speak'. There is a rear garden with a side access, which is currently well used for its ample storage space.

In addition to the property features, we think this home ticks the usual 'Buyer's box list' for these reasons

Ideal Location Situated in an easily accessible part of East Ham. Local buses run to East Ham, Beckton and Canning Town Stations. A bus stop for the 300 bus route is situated just near the house .

Shopping Tesco's has a superstore just a walk away and closes at 12am Mon Sat Local shops are usually open with take aways close by until late too. High St North offers a vibrant shopping experience, a brand new Local Lidl has just opened. Local buses will take you to Gallions Reach and Westfield Shopping complexes.

Road network Langdon Road is just near the most Eastern part of the Barking Road which connects you to the North Circular A406 and M11. The A13, where if you drive in a south and then west direction, you can easily reach the City Airport and Docklands. If you drive east, you can enjoy lovely days out Canvey Island or Southend Pleasure Beach.

Schools There are two primary schools within proximity. However over recent years the demand for properties in this area has increased due to the success of Langdon Academy Secondary School, which is linked to Brampton Manor Academy, currently the pride of Newham education. This school is part of our lives too, with 4 of our team educated here and we have our children attending this school too ??.

Local Parks Is there a better park in the London Borough of Newham than Central Park? Zippo circus annually draws in local crowds with international performers. Traditionally this park is where the council events take place such as a Lord Mayor show and the Newham Orchestra performance where the closing fireworks display makes it a real community party evening.
A jogging heaven, also famous for its bowling green, tennis courts and caf?. It's also very dog friendly. Barking Recreation is the closest where fun fairs are hosted in the summer.

Cyclists The Greenway is just off Lonsdale Avenue. Abdul the Director of ARQ Homes, who is keen cyclist, has commented that a bike ride from the East Ham part of the Greenway to Stratford High St, Olympic Park, West Ham UTD, London Stadium, takes about 20 minutes. He has done the ride with his daughter at a comfortable pace .

Additional Landmark East Ham Leisure Centre is within distance. Its great place, not only to work on your health but to meet local neighbours.

Rental Income
ARQ Homes would estimate a rental in the region of £27,600 £28,00 per annum, as a single household rental.
ARQ Homes are ARLA and NAEA accredited. We offer a comprehensive Lettings, Management and Rent Guarantee Service. If you are considering a 'Buy to Let' purchase, our lettings team will be delighted to give you advice including guidance on Newham's Landlord Licensing Scheme.
Note ARQ Homes always quote a conservative figure for rental, however you could increase your rental as multi occupancy; this would be subject to Newham council licensing approval.

Sellers Situation The Seller will be moving to another property so this will be a chain sale.

ARQ HOMES do not charge buyers any fees for assisting them to the purchase the property. Our service to buyer is for free.

Tenure FREEHOLD
Council Tax Band C
EPC Rating D


Extra information
* Disclaimer With regards to the comment on East Ham house prices. I should clarify that I have worked as an estate agent in the area since 2002 and have seen such changes. Therefore, this is from personal experience. No data is provided here so you can do your own research into East Ham house prices in the last 22 years .

Personal Quote from the Sellers 'We have lived in East Ham all our lives. We have a great many memories living there and watching our children grow into adults and fly the nest. When the kids were young, we found the downstairs bathroom a bonus as it allowed us to keep an eye on them whilst cooking or working from home. The garden has always been an oasis of calm. Quiet neighbours on one side and an area of land that has been untouched in 30 years make for a peaceful experience. It's lovely in the summer with the sound of birdsong.
We are saddened to be moving but as the years accrue, we are moving to be closer to family and friends. Our time on Langdon Road has been lovely and if we could take our fantastic neighbours with us we most certainly would. We will miss them'.


***All viewings are via appointment only***


Property Description

Front Garden metal gate.
Entrance to small hallway. French doors leading to lounge. Stairs to first floor. Radiator.

Lounge 2.85m extending to widest point 3.68m x 8.2m
Double glazed bay window to front. Radiator with covers and a radiator without a cover.

Door to lobby
Off the lobby access to air cupboard and further door to bathroom.
Seller advises there is a small unused cellar space via the air cupboard. not seen by the agent

Bathroom 2.84m x 1.5m
Bath panelled , shower attachment, shower screen
Mirror cabinet, fitted hand basin within units and small cupboards
W.C
Double Glazed frosted window to Lean to area.
Air Vent
Tiles to walls and floor.

From the lounge 3.6m x 3.1m
Open plan kitchen. The kitchen is extended.
Various Eye & Base Level units, Wall mounter boiler, Integrated gas hob and cooker with double oven and grill. Sink drainer, worktops, part tiled to wall.
Double glazed window to rear with view of garden.
Boarded floor.
Door to lean to area.

Lean to Area
currently the Seller has their washing machine, large fridge freezer and tumble dryer there.
Access to the garden.

Main part of the garden 8.6m x 6.5m
Gravel stones bordered by various plants.
Shed to rear. Side access.

Bedroom 1 4.35m x 3.6m ext to 4.23m
Double glazed bay window to front. Double glazed window to front.
Radiator.

Bedroom 2 2.82m x 1.87m
Double glazed window to rear, radiator.

Bedroom 3 3.6m x 2.35m into recess
Double glazed window to rear.


Misrepresentation Act 1967

The information provided about this property does not constitute or form part of an offer or contract, nor may it be regarded as representations. All interested parties must verify accuracy and your solicitor must verify tenure lease information, fixtures & fittings and, where the property has been extended converted, planning building regulation consents. All dimensions are approximate and quoted for guidance only as are floor plans which are not to scale and their accuracy cannot be confirmed. Reference to appliances and or services does not imply that they are necessarily in working order or fit for the purpose.
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