PATENT HOUSE, MORRIS ROAD, E14 A generously proportioned split-level home spanning circa 1,150sqft and set within a striking warehouse conversion in the former Spratt’s Factory. This home retains many of the original warehouse features including factory windows, exposed brick and steel beams. The current owners have invested wisely in many unseen areas such as upgrading electrics, air conditioning, and a recently installed boiler with Nest heating system.

Accessed via secure entry gates, the apartment is entered via the ground floor and comprised an entrance/lobby area with storage, living room with a large arched factory window allowing for great natural light to fill the space. A spiral staircase leads up to a generous mezzanine area with a modern kitchen, breakfast bar and dining area. The kitchen boasts ample storage cabinets and integrated dishwasher.

The lower ground floor comprises a main bedroom with built in storage and large en-suite with jacuzzi bath and separate shower, as well as a 2nd bedroom with further built in storage and an additional shower room.

Added benefits include a designated parking space, building cycle storage racks and well-maintained grounds.

Set within a gated development, this space is one of four imposing red-brick properties. Built circa 1880 by James Spratt, the Spratt’s factory was once the largest dog biscuit factory in the world. Converted by artists in the 1980s and long since the factory first closed, these striking East London homes remain a hub of creativity with a thriving community of artists, sculptors and musicians still living and working there today.

ACCOMMODATION & AMENITIES n Warehouse conversion split over 3 floors n Exposed red brick and steel beams n 2 bedrooms n 2 bathrooms (1 with Jacuzzi bath) n Large Mezzanine kitchen diner n Circa 1150sqft n Spiral staircase n Air conditioning installed n Parking space included n Close to the Cut canal

TERMS Guide Price: £775,000 Tenure: Share of Freehold Service Charge: £3,272 per annum Ground Rent: £200 per annum Local Authority: Tower Hamlets EPC Rating: C

LOCATION AND TRANSPORT LINKS

Set within the Langdon Park conservation area on Morris Road, the property is located moments from the Limehouse Cut (London’s oldest canal), with the canal path running to Limehouse in one direction and Bromley-by-Bow in the other. Langdon Park DLR station is within 5 or so minutes’ walk and allows for easy access T 020 3176 1270 to the shops and restaurants of , Stratford and The City. The nearby 108 bus takes you straight into Lewisham or Stratford and the 309 connects you to Canning Town and . E [email protected] Ground Floor 30 C King Edwards Road IMPORTANT NOTICE: 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by EastHaus Limited in the particulars or by word of mouth or in writing (“information”) London E9 7SF as being factually accurate about the property, its condition or its value. Neither EastHaus Limited nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. Particulars dated June 2021. 2. Photographs dated March 2021. EastHaus Limited is registered in England with registered number 10275389. Our registered office is Unit 306 The easthaus.co.uk Pill Box, 115 Coventry Road, London E2 6GH.