Cottage Street, E14 0AA

COTTAGE STREET, E14 — POPLAR 849 SQFT | 3 BED | 1 BATH | SECOND & THIRD FLOOR | LEASEHOLD 83 YRS | EPC C | REFURBISHMENT REQUIRED ASSET A split-level maisonette arranged over the second and third floors of a mid-century London County Council terrace on the St Matthias Estate, Poplar, with Cottage Street running between Poplar High Street and East India Dock Road in the London Borough of Tower Hamlets.

The maisonette extends to 849 sqft across two floors. The second floor holds the reception room, opening to a private balcony of approx.

28 sqft with the Canary Wharf skyline in view, alongside a separate kitchen and internal storage.

The third floor carries all three bedrooms, the family bathroom with separate WC, and built-in wardrobe space, with storage across the maisonette totalling 35 sqft.

The property is approached by the communal staircase and has radiator heating throughout. TENURE & HOLDING COSTS Leasehold — 83 years remaining.

Ground rent: TBC | Service charge: TBC | Council tax: band C (LB Tower Hamlets) | EPC: C.

CONDITION Refurbishment required — the maisonette is offered vacant and in need of full internal refurbishment. Services and appliances have not been and will not be tested.

CONNECTIVITY All Saints DLR (Zone 2) is 0.1 miles, with Poplar DLR — the interchange for Bank, Tower Gateway, Lewisham, Beckton and Woolwich Arsenal routes — at 0.2 miles.

Canary Wharf is 0.5 miles for the Elizabeth line, Jubilee line and DLR, putting the West End, the City, Stratford and Abbey Wood on direct services.

Chrisp Street Market and the Idea Store are a short walk, Poplar Recreation Ground sits opposite the terrace, and Bartlett Park and Langdon Park DLR lie to the north.

BUY CASE Where does a three-bedroom, 849 sqft footprint still trade at flat money in Zone 2? Here — split-level space with a private balcony and a Canary Wharf outlook, a tenth of a mile from the DLR.

The 83-year lease is the entry mechanism: around three years clear of the 80-year marriage-value threshold, with a Section 42 claim adding 90 years at peppercorn ground rent — and since January 2025 a purchaser can serve notice on completion, securing the term before the threshold bites.

The 2024 Act's valuation reforms remain legislated but not yet in force, so the extension prices on current law.

Value sits in the floor area and the refurbishment upside, with modernised three-bedroom sales on Cottage Street setting the ceiling and works plus lease extension in tandem re-basing the asset — exiting either to owner-occupiers on completion or into the Canary Wharf commuter rental market.

We are required by law to conduct anti-money laundering checks on all those selling or buying a property as prescribed by the Money Laundering Regulations 2017.

The initial checks are carried out on our behalf by Coadjute. The cost of these checks is £80 (excl.

VAT), which covers the cost of obtaining relevant data and any manual checks and monitoring which might be required. This fee will need to be paid by you and the checks must be completed.

We will receive some of the fee taken by Coadjute to cover our costs in our role in the provision of these checks.