Newbury Park, IG2 7NH

ROYAL CRESCENT, NEWBURY PARK, IG2 — ILFORD 688 SQFT | 2 BED | 1 BATH | GROUND FLOOR | LEASEHOLD 102 YRS | EPC C | SCOPE TO REFRESH

ASSET Royal Crescent is a purpose-built development of the late 1990s in Newbury Park, backing onto the Ilford War Memorial Gardens, within the London Borough of Redbridge. The flat sits on the ground floor and extends to 688 sq ft. The reception room measures 17'9" x 14'7" — a near-260 sq ft principal room with windows to two elevations and a green outlook. The kitchen is a separate fitted room of 8'4" x 8'4". Both bedrooms carry built-in wardrobes, measuring 14'1" x 11'1" and 11'9" x 7'4", served by a bathroom of 8'2" x 6'4", with a storage cupboard off the hall bringing total storage to 26 sq ft. The specification includes double glazing, electric heating and an entry phone system, with landscaped grounds and residents' parking within the development.

TENURE & HOLDING COSTS Leasehold — 102 years remaining. Ground rent: TBC | Service charge: TBC | Council tax: band C, London Borough of Redbridge | EPC: C.

CONDITION Scope to refresh — the flat is habitable and serviceable throughout, with cosmetic redecoration offering a straightforward route to uplift. Services and appliances have not been and will not be tested.

CONNECTIVITY Newbury Park station (Central line, Zone 4) is approximately 0.2 miles, running direct to Stratford, Liverpool Street, Bank and the West End. Seven Kings and Ilford stations are both within reach for Elizabeth line services into the City and across to Paddington. Everyday amenities sit close by, including Sainsbury's and Lidl, with the War Memorial Gardens adjoining the development and well-regarded local schooling within walking distance.

BUY CASE What does the first-time buyer's checklist actually ask for? A long lease, low banding, a rated station and honest square footage — all present here: 102 years unexpired sitting comfortably clear of the 80-year marriage-value threshold, band C council tax, EPC C and the Central line around the corner. The near-18 ft dual-aspect reception and a separate kitchen — increasingly rare at this level — give 688 sq ft that lives larger than the number. Light cosmetic refreshment resets the flat against modernised stock in the development, at an entry point below it. Exit runs both ways: resale into Redbridge's first-time-buyer market, or letting into a deep commuter rental market where the EPC C rating future-proofs compliance.

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