2 Bedroom Flat, Hawksley Road, London, N16

BRICKWORKS SAYS

Set across the ground floor of a Victorian end-of-terrace in Stoke Newington, this two-bedroom conversion flat makes clever use of its footprint. The home’s design is an elegant synthesis of style and practicality, with storage beautifully integrated into the architecture throughout. The main living area is spacious and adaptable — easily partitioned to create a second bedroom when life requires — while the basement provides a tranquil space to work.

At the back, the kitchen opens onto the garden, creating a sense of flow between inside and out. Just beyond, the principal bedroom sits within a garden extension — providing a rare pocket of peace for London. Here, a picture window overlooks the greenery, bespoke joinery keeps everything streamlined, and a nearby bathroom completes the retreat-like feel. The garden itself is fully decked with thoughtful edge planting and, at the far end, there is a pint-sized studio — ideal for creative pursuits.

Life here means being moments from Clissold Park. And Church Street is close by for morning coffee and slow strolls to its independent cafés and shops. The area's buses, trains and cycle routes make getting around London refreshingly straightforward.

THE OWNERS SAY

We really enjoy the easy access to Stoke Newington's Church Street, while at the same time having the community feel and tranquillity of Hawksley Road. The garden, in particular, is so lovely and peaceful, despite being so central. Overall, we love the village feel of Stoke Newington and being so close to Clissold Park.

In the flat itself, the way the sunlight hits the kitchen through the skylights and the long view through the flat from the garden are two of our favourite aspects. Plus, all the fantastic built-in storage is a bonus. The flat is a really special place and we will have loved living here.

POINTS TO CONSIDER

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

Council Tax:
Band C in the borough of Hackney.
£1,748.00 in 2025/26.

Utilities:
Current combined monthly costs are approx. £290.
These figures naturally change seasonally.

Tenure:
Share of Freehold
Split with the owner of the flat above, who owns and occupies.
There are 958 years left on the underlying lease.

Service charge:
The owners of the flat above manage the building insurance each year, which both parties contribute to. The lease sets out how maintenance costs are split.

Neighbours:
In the building, there are 2 flats in total.

EWS1:
The building is exempt.

Recent work:
In 2024, the flat above had the roof renewed when they extended into their loft.

Getting around:
Stoke Newington (London Overground, Zone 2) is a 15-minute walk away, providing a direct connection to Liverpool Street. Several London bus routes serve Stoke Newington Church Street, linking the area to Central London, Tottenham, and nearby neighbourhoods such as Finsbury Park and Stamford Hill. Hop onto Stoke Newington High Street, and it’s a short cycle south to Shoreditch and beyond.

Onward plans:
The current owners have already had an offer accepted on a home. The upwards chain is in place.

Anything else:
There are many fantastic independent businesses along Church Street — you’re spoilt for choice. Spence Bakery, Know and Love, and Search and Rescue are just a few of them. Plus, there are some fantastic pubs, like The Prince and The Clarence Tavern. Eating out is a fulfilling adventure too; Stoke Newington hosts the much-hyped Calong and The (original) Good Egg.

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.