2 bed flat for sale

Sylvester Path, London E8

Brickworks says


Set within a Victorian conversion just behind Mare Street, this two-bedroom flat manages a rare balancing act: It's set right in the heart of Hackney, yet it feels entirely removed from it. The current owner has kept quality at the core of every update; walls are painted exclusively in Farrow & Ball, Edward Bulmer and Little Greene, while details such as made-to-measure linen blackout Roman blinds elevate the everyday. The rear bedroom is a particular sanctuary, becoming almost entirely dark and remarkably quiet once the shutters are closed.

Occupying the top floor, the flat is filled with light from morning to evening. Sunshine streams into the hallway at the start of the day, while the double aspect ensures brightness lingers long after breakfast. Come sunset, the views down Sylvester Road are often washed in soft pinks. Pitched ceilings and dormer windows bring character throughout, and there's also a substantial loft that's easily accessed for storage.

Outside, Hackney is on your doorstep. Mare Street's shops, cafés and everyday conveniences are moments away, alongside some very good local pubs and plenty of green space when city life calls for a pause. Hackney Central Overground is quite literally seconds from the front door, making journeys across London straightforward.
The owner says


This is the first flat I have owned in London, and I have poured all my heart and so much effort into it. Every time someone comes round they always exclaim how lovely and spacious it is, and how it has such good energy.

It’s been so fun to host gatherings here. I’ve had 30-person drinks parties, big dinners, intimate suppers, and so much more. Some low lighting (the ceiling lights are dimmable) and candles bring the ambience right up, and it’s never a bother for people to come round as we’re so well connected.

I'm tucked in a perfect pocket of Hackney. I love being able to step out for a coffee, wander through London Fields, or meet friends for a mooch down Broadway Market, then come home and immediately feel a sense of calm. It really is the best of both worlds.

I love this flat so much. It is way more than just a flat; it’s my home, my safe space, and the place where I can truly switch off to relax. I’m devastated to be selling as it’s so perfect, but sadly it’s time to make the move closer to family.
Points to consider


Energy Performance Certificate (EPC):
Current Energy Rating D. Potential Energy Rating D.

Council Tax:
Band C in the borough of Hackney.
£1,831 in 2026/27.

Utilities:
Current monthly costs are approx:
Electricity & Gas £90
Water £30
These figures naturally change seasonally.

Tenure:
Share of freehold. The freehold is split three ways based on square footage; this flat owns 28%. The lease is currently being extended to 999 years.

Service charge:
None. Maintenance is dealt with and paid for by the freeholders on an ad hoc basis.

Ground rent:
N/A


Neighbours:
In the building, there are three flats in total.

EWS1:
The building is exempt.

Recent work:
The current owner fitted a new shower in June this year, and the roof of the building was replaced in 2023.

Getting around:
Transport connections are excellent, with Hackney Central Overground station (Zone 2) just seconds away, providing quick links across London and an easy interchange with the Victoria line at Highbury & Islington. Numerous bus routes run along nearby Mare Street, offering convenient connections to the City, Shoreditch, Islington and beyond. The area is also well suited to cyclists, with dedicated cycle routes and largely flat terrain making it easy to navigate East London on two wheels.

Onward plans:
The current owner is moving to be closer to family. They are actively looking for their next home.
The legal bit


While we strive to create true-to-life photographs, floor plans and descriptions, our marketing material is only a guide. Purchasers should always visit in person, ask relevant questions and triple-check details. Brickworks takes our duty of care incredibly seriously and takes all reasonable steps to ensure all presented information is correct. However, we sometimes rely on the accuracy of the information provided to us by the seller and others. Also, please note that we often round up/down total floor plan measurements and/or use approximate distances.

EPC Rating: D