2 bed flat for sale

Spring Place, Runnel Court Spring Place IG11

Brickworks says


Set within a secure gated development that backs onto the River Roding in Barking, this two-bedroom flat is contemporary yet homely. White walls and a clean-lined finish make it something of a blank canvas, while the layout branches off the central hallway, complete with two useful storage cupboards.

The main living space is where the flat comes together. The kitchen island neatly divides cooking from lounging, and there’s the perfect nook for a dining table. The space opens out onto the terrace - unusually large and spanning the full width of the flat, with room for plants, a barbecue, and stretching out in the sun. Both bedrooms overlook it too, adding to the sense of privacy.

Barking is finding its creative stride, with independent art spaces, open studios, public art and community events adding energy to the neighbourhood. And when you want a fix of green, the river and nature reserve are close by, with walks leading towards the Thames. For London proper, Barking station is around a 10-minute walk away.
The owner says


When I first moved here, it felt like the perfect beginning: A bright, generous space with a huge balcony and effortless connections to the rest of London. We found a community here too; local artists, helpful neighbours, and genuinely good people who made the area feel warm and familiar.

Over time, life unfolded in ways I couldn’t have imagined. I met my husband, we brought home our dog, and this flat became the backdrop to long dinners with friends, slow weekend coffees, and countless barbecues in the garden.

Through all of it, the flat has been our sanctuary - a calm, creative space for working from home, hosting friends, and growing. It’s a home that has held so many chapters of our lives, and we hope it brings the same sense of ease and joy to whoever lives here next.
Points to consider


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

Council Tax:
Band C in the borough of Barking and Dagenham.
£1,954 in 2026/27.

Utilities:
Current monthly costs are approx. £125.
This figure naturally changes seasonally.

Tenure:
Leasehold, with 106 years left on the lease. The freeholder is Aviva.

Service charge:
£3,028 per year. This covers: Internal cleaning, communal electricity, estate gardening, fire safety systems, management fees, car park maintenance, buildings insurance, and contributions to a reserve fund.

Ground rent:
£250, paid in two bi-annual instalments.

Neighbours:
In the building, there are 36 flats in total.

EWS1:
The current owners are have an EWS1 form.

Getting around:
Barking station around a 10–12 minute walk away. Located in Zone 4, it's served by the District and Hammersmith & City lines, as well as c2c and the Suffragette line, giving straightforward connections across East London and into central London. There are also several bus stops within a few minutes’ walk.

Onward plans:
The current owners are actively looking for their next home.

Anything else:
The flat comes with allocated garage parking.
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: B

Balcony (9.70m x 2.46m)