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how Hill and Peabody are working hard to deliver on-site amenities at Dagenham Green for incoming residents Pages 20-21
How some buyers can get homes for less at London Dock Page 18
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£88,750 how shared ownership properties at Kidbrooke Square deliver on access and value at a well-connected location by Jon Massey
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rice is a major driver when buyers are deciding to make a property purchase and one that is central to the appeal of shared ownership properties. The scheme, which allows owners to acquire a portion of a home while paying rent on the rest significantly lowers one of the key bars to getting on the first rung of the ladder. That’s because buyers may only need to raise a deposit of 5% of a quarter of the property’s total value. In the case of an apartment worth £400,000, a typical deposit might be £20,000 for private sale as opposed to £5,000 for shared ownership. But value is also about what you’re buying as well as getting a good deal on entering the market. Housing association NHG Homes is currently marketing shared ownership homes at its Kidbrooke Square development in south-east London. Located next to Kidbrooke station in Zone 3, the scheme is well connected with direct services to the likes of Lewisham, Cannon Street, Victoria and Charing Cross. For Wharfers, the area is easily accessible via DLR and rail links in around 30 minutes. However, prices at the development are significantly below what buyers may expect given the development’s position in the capital. Property portal Rightmove says the average price of an apartment in Zone 3 currently stands at £631,064 based on sold prices over the last 12 months. The entry level one-bed and two-bed homes at Kidbrooke Square are priced at £355,000 and £457,500 respectively. NHG says buyers could expect subsidised
monthly rents starting at £1,071 and £1,547 for these assuming a 25% share is owned. This decreases if buyers increase their share through a process known as staircasing. Mortgage payments and service charges would be on top of this, however, paying for a shared ownership property is typically less expensive than renting a similar home locally. Newly built, the apartments come with open-plan design, wood-effect flooring, grey fitted kitchens with Zanussi appliances and private balconies with outdoor lighting. The development is pet-friendly, with residents’ facilities including a concierge service and a gym. The scheme is set around a central square with shops and regular markets. It’s also close to significant regeneration just across the railway tracks as well as the open spaces of Cator Park and Sutcliffe Park. To be eligible to purchase a shared ownership property in London, buyers must have a household income of less than £90,000 and cannot afford all of the deposit and mortgage payments when purchasing a home that meets their needs. Other criteria apply, although it’s worth noting that those purchasing do not necessarily have to be first-time buyers. key details Shared ownership apartments at Kidbrooke Square start at £88,750 for a 25% share of a one-bed. Two-beds start at £114,375. Go to nhghomes.com for more information
Scan this for more about homes at Kidbrooke Square
Starting price for a 25% share of a one-bedroom home at Kidbrooke Square
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An artist’s impression of Kidbrooke Square in south-east London
offering
the right
Images supplied by NHG Homes
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Apartments available at London Dock at a below market discount to local first-time buyers
how qualifying first-time buyers can get homes at London Dock for less with St George and council’s offer by Jon Massey
S Saffron Wharf is located at the heart of London Dock close to the amenities of Gauging Square and within walking distance of multiple stations
Both one and two-bedroom apartments are available through the below market value discount to qualifying workers and residents in Tower Hamlets
t George is set to showcase 16 properties at its London Dock development over two weekends this month. The one and two-bedroom apartments are located in the scheme’s Saffron Wharf block close to Gauging Square and are being made available at a below market value discount to qualifying locals. St George, part of Berkeley Group, is working in partnership with Tower Hamlets Council to offer the properties to borough residents and workers who are looking to buy their first home. To be eligible, households must earn less than £90,000 with buyers allocated available properties based on their circumstances. Under the scheme the apartments are jointly owned with the council which retains an equity stake in the property although charges no rent on its holding and this can be bought out. Owners seeking to sell in the future must first market their property through the authority for a time before they can offer it more widely. The apartments all feature openplan layouts with floor-to-ceiling windows and electric underfloor heating. Many also feature private balconies or terraces. Interior features include fitted kitchens with graphite-coloured units and white marble-effect worktops plus bathrooms with bespoke wall-mounted basins in mirrored vanity units, black fixtures and fittings and Crittall-style shower screens on the baths. Saffron Wharf rises to nine storeys at the heart of the development with buyers able to access a host of residents’ amenities. These include access to The Club with its gym, squash court, virtual golf suite and swimming pool. There’s also a jacuzzi, steam room, sauna and treatment room as well as a private screening room and a 24-hour concierge service. The development’s Mauretania Lounge includes a double-height floor-to-ceiling aquarium, spaces to relax, co-working facilities and a private dining room. Gordon Readman bought his first home at London Dock through the discount market sale scheme. He said: “When I first started looking to buy, I’d stopped considering new builds because they always seemed out of reach,
the prices were either ‘on application’ or ‘to be confirmed’, and never affordable. “But at London Dock, the discount market sale option made buying possible. It’s surprising how quiet and peaceful it can be despite being just minutes from Tower Bridge and the City. I walk to work in Liverpool Street – the location is incredible.” St George said these final homes at Saffron Wharf were currently available below the current stamp duty threshold and that Rightmove’s figures showed a first-time buyer in London could potentially save £240 per month when taking out a mortgage in comparison to last year at “a positive time for those looking to get on the property ladder”. London Dock – a development built on a site formerly occupied by the offices of The Times, the News Of the World and The Sun newspapers – is already home to a community of more than 2,000 residents. The area has also seen businesses open locally including Urban Baristas, Wapping Sourdough Bakery, Motherdough pizzeria and fizz-focused wine bar Champagne Route. For health and wellbeing there’s E1 Crossfit, Club Pilates and City Dock Pharmacy. London Dock is well located for public transport with Tower Hill, Wapping, Aldgate East and Shadwell stations within walking distance offering access to the DLR, Tube and Overground services. Tower Pier – a short stroll through St Katharine Docks past Tower Bridge and the Tower Of London also offers residents the option of travelling by river bus via Uber Boat By Thames Clippers’ vessels. To be eligible for the discounted apartments, Tower Hamlets residents must have lived in the borough for 12 months or more. Those working locally must be employed in the borough or have accepted a job there. key details Prices at Saffron Wharf start at £255,000 for a one-bedroom apartment. Eligibility criteria apply to all of the 16 properties on offer. Those wishing to attend one of St George’s open weekends on October 18-19 and October 25-26 should book their place online, call 020 3966 6164 or email sales@londondock.co.uk to secure a spot. Go to londondock.co.uk
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discount new homes at a
Scan this code to find out more about the discount
Above, the properties feature floorto-ceiling windows and open-plan design Left, kitchens come with graphitecoloured units and marbleeffect worktops
Images supplied by St George
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Square footage of the new Sainsbury’s Local store that is set to open at Dagenham Green in east London
how Dagenham Green is working to deliver on-site amenities as its 3,500-plus homes are constructed
An artist’s impression of how the new Sainsbury’s Local will look when it opens
by Jon Massey
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menities are a key consideration for buyers when considering where to purchase a property. The facilities and services available locally can play a huge factor in such decisions, with canny home-hunters both researching what’s currently on offer and what’s coming to the area. Take Dagenham Green in east London, for example. A joint venture by The Hill Group and housing association Peabody, when completed the scheme will see more than 3,500 built on the site of Ford’s former stamping plant. Spread over some 45 acres, the development plans include extensive public open space with parks, a new secondary school and community facilities. It’s also a deeply practical option for buyers. Dagenham Green is adjacent to Dagenham Dock station, offering a direct C2C rail link into Fenchurch Street in 21 minutes. For those heading to east London destinations, the line connects to the likes of Barking and West Ham, offering a plethora of possible destinations via Tube, rail and DLR services. That includes a commute to Canary Wharf or Stratford of about 20 minutes. a new opening But what about on-site amenities? Well, the scheme recently announced it had secured Sainsbury’s as an anchor tenant. The firm will open a 3,173sq ft convenience store on the ground floor of one of its buildings in the second quarter of 2027. “We’re delighted to be partnering with Hill and Peabody to bring a brand-new Sainsbury’s Local to this exciting development,” said Jonathan Arthur, Sainsbury’s head of convenience property development. “As well as creating employment opportunities, our new
supplying the
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Left and below, show home interiors at Dagenham Green in east London store will bring a carefully curated selection of highquality, great value products to the local community and we’re looking forward to it becoming a central part of the new neighbourhood in Dagenham Green once it opens.” Andy Hill, founder and group chief executive of The Hill Group, said: “Securing Sainsbury’s as our first tenant is an important step in our vision for Dagenham Green. “Having a trusted national retailer on board from so early in the development will be a huge asset for this growing community and demonstrates the appeal of the development for leading brands and businesses.” James McMylor, managing director, London North at Peabody, added: “We know a great place to live isn’t just about well-built homes – it’s also about having the things that make daily life easier and more enjoyable. “This Sainsbury’s will mean fresh food and essentials right on the doorstep, making life simpler for new residents and helping them settle in as Dagenham Green takes shape.” One, two and three-bedrooms apartments are currently available on offer for private sale at Dagenham Green with prices starting at £275,000. Shared ownership homes are also available at the scheme through Peabody with prices starting at £81,000 for a 30% share of a one-bed. a celebration of history Practicalities are important, of course, but there are also other things to consider and Dagenham Green is working hard to develop a cultural offering for its future residents. The development has commissioned artist Ruth Ewan to create a series of public artworks on the site, forming the start of a heritage trail that will celebrate the area’s history. Dagenham’s Ford plant is known not only for its automotive legacy but also for the 1968 and 1984 sewing machinists’ strikes – both landmark events in the campaign for women to be paid equally for their work. Ruth’s first commission, with local women invited to participate in the creative process, will respond to those events with the aim of inspiring
Having a trusted national retailer on board from so early in the development will be a huge asset for this growing community Andy Hill, The Hill Group
future generations. It’s an honour to be part of a project that recognises the importance of Dagenham’s social history – especially the incredible women who stood up for fair pay and equal working rights,” said Ruth. “My aim is to create new works that convey this remarkable history and speak of its continued relevance to the present. I’m really looking forward to getting to know local people and working with them to shape the project together.” Ruth’s work includes installations, performances, writing and print. Her work addresses ideas of power and questions representations of time, rebellion and repression. She has shown work at Tate Britain, the National Gallery and the New Museum in New York. getting on the ladder Dagenham Green is set to host a free event on Saturday, October 18, aimed at first-time buyers considering moving to the development. Entitled the 95% Mortgage Talk, advice will be offered from Torc24 experts on buying with a 5% deposit, while solicitors from PCS Legal will also be on hand to handle conveyancing queries. Those wishing to attend should sign up digitally. key details Prices at Dagenham Green start at £275,000 with the first residents at the development set to move in by the end of this year. Those keen to attend the free 95% Mortgage Talk on October 18 between 11am and 4pm, should register their attendance online. Go to dagenhamgreen.co.uk for more information Scan this code for more about Dagenham Green
Images by The Hill Group
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HOMES READY TO MOVE INTO Sales Suite & Show Homes open daily Prices from £437,500
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Brand-new 1 & 2 bedroom apartments Walk to brunch
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