2 rooms house of 40m² in London

Tenure: Leasehold Harvey W James is delighted to present this two-bedroom, two-bathroom top-floor apartment, ideally positioned at The Quadrangle House, 84 Romford Road, London E15, a short walk from Maryland station and Stratford. Offered furnished and available now, the apartment has just been fully redecorated following the outgoing tenancy and is presented in excellent order throughout. The layout gives you 55 sq m (592 sq ft) of internal space arranged over a single top-floor level, with a separate reception room, a generous 13 sq m kitchen and dining room, two double bedrooms and two shower rooms. Every principal room is south facing with double glazing, and the top-floor position delivers open rooftop views and a very quiet aspect. Lift access serves the floor. The kitchen and dining room is finished with cream gloss cabinetry, dark stone-effect laminate worktops and a white bevelled metro tile splashback, with an integrated single electric fan oven, a four-zone ceramic hob, a stainless steel cooker hood, a slimline integrated dishwasher, an integrated washer dryer and a two-door fridge freezer with a water dispenser. There is space for a four-seat dining table. Both bedrooms take a double bed with wardrobe and chest-of-drawers storage, and both shower rooms are fully tiled in black bevelled metro tile with a glazed shower enclosure, a vanity wash basin and a concealed-cistern WC. Set within The Quadrangle House, a purpose-built residential block of 75 addresses on Romford Road, residents have lift access, a day porter service, a communal courtyard and garden, and access to a communal gym. Maryland station on the Elizabeth line is 0.3 miles away and Stratford, with the Central line, Jubilee line, DLR, Elizabeth line, London Overground and national rail, is 0.6 miles. Westfield Stratford City, Queen Elizabeth Olympic Park and the new East Bank cultural quarter are all within a short walk. The property Internal Sqm2: 55 (592 ft2) per Energy Performance Certificate. Floorplan records 53.3 m2 (573 ft2) on the RICS ipms 3C standard, excluding balconies and terraces The Quadrangle House, 84 Romford Road, London E15 Top Floor of 3 of 3 Floors South Facing Lift Access: Yes Furnished No Balcony No Garden Audio Door Entry to the apartment Openreach full-fibre broadband connection installed (Fibre to the Premises) Estimated Decoration Condition/Age: 0 Years / Excellent condition - New Home Parking: No Parking Built in: Unknown / Listed Building Room information Reception Room - Measurements: 3.85 x 2.37 m (12'7" x 7'9") - A separate reception room set off the kitchen, laid with light oak wood-effect laminate flooring and finished in white with white painted skirting. Heated by a wall-mounted Atlantic electric panel heater on a fused switched spur. Recessed LED downlights to the ceiling. Double-glazed window with a white surround, dressed with a fitted natural roller blind, giving open rooftop views to the south. Furnished with a black faux-leather three-seat sofa bed and a light oak desk with drawer pedestal and a folding chair. Twin double sockets and a television point. Kitchen and Dining Room - Measurements: 3.24 x 4.10 m (10'7" x 13'5") - A generous separate kitchen and dining room with the same light oak wood-effect laminate flooring running through. Fitted with cream high-gloss base and wall cabinetry with aluminium trim, dark stone-effect laminate worktops and upstands, and a full-height white bevelled metro tile splashback. One-and-a-half-bowl inset stainless steel sink with a chrome swan-neck mixer tap. Integrated appliances comprise a built-under single electric fan oven with a stainless steel facia, a four-zone black ceramic glass hob with front touch controls, a stainless steel cooker hood, a slimline integrated dishwasher and an integrated washer dryer, together with a two-door fridge freezer housed in a tall cabinet recess. Recessed LED downlights and a mains-wired ceiling smoke detector. Fire blanket wall-mounted beside the wall units. Double-glazed window with a white surround; no window dressing currently fitted. Dining area furnished with a light oak drop-leaf table and three grey painted chairs. No gas supply to the apartment. Bedroom One - Measurements: 3.86 x 2.69 m (12'7" x 8'9") - A double bedroom finished in white with light oak wood-effect laminate flooring and white painted skirting. Heated by a wall-mounted Atlantic electric panel heater. Recessed LED downlights. Double-glazed window with a white surround; no window dressing currently fitted. Furnished with a double divan bed with a dark faux-leather headboard and mattress, a two-door mirrored sliding-door wardrobe and a four-drawer chest. Door opening to the hallway. Bedroom Two - Measurements: 3.85 x 2.35 m (12'7" x 7'8") - A second double bedroom, again in white with light oak wood-effect laminate flooring. Heated by a wall-mounted Atlantic electric panel heater. Recessed LED downlights. Double-glazed windows with white surrounds and a deep reveal; no window dressing currently fitted. Furnished with a double divan bed and mattress, a white two-door wardrobe, an oak-effect two-door sliding wardrobe and a white chest of drawers. Bathroom One - Measurements: 1.49 x 2.14 m (4'10" x 7'0") - A fully tiled shower room entered from the hallway. Corner shower enclosure with chrome sliding doors, a thermostatic bar mixer valve, a riser rail and a handset, set against black bevelled metro tile to full height. Wall-hung white basin with a chrome mixer tap, close-coupled WC with a soft-close seat and a chrome ladder-style heated towel rail. Large-format white floor tiles, a mirrored wall cabinet and a wall-mounted extractor fan. No bath. Bathroom Two - Measurements: 1.68 x 1.50 m (5'6" x 4'11") - A second fully tiled shower room, also entered from the hallway. Corner shower enclosure with chrome sliding doors, a thermostatic bar mixer valve, a riser rail, a handset and chrome shelving, tiled to full height in black bevelled metro tile. Compact white vanity unit with an inset basin and a chrome mixer tap, a frameless wall mirror above and a close-coupled WC with a soft-close seat. Sand-toned floor tiles. Recessed downlight and a ceiling extractor. No bath. Hallway - Measurements: 3.26 x 0.99 m (10'8" x 3'2") - Entrance hallway laid with the same light oak wood-effect laminate flooring, finished in white. Solid oak-veneer entrance door with a multi-point lock and an audio door entry handset. Built-in cloaks cupboard with a hanging rail and coat hooks. Recessed LED downlights and a mains-wired ceiling smoke detector. Doors to both bedrooms, both bathrooms and the kitchen. Leisure The Quadrangle House sits on Romford Road between Maryland and Stratford, which puts one of the most heavily reinvested parts of east London on the doorstep. Stratford itself has been rebuilt around Queen Elizabeth Olympic Park and Westfield Stratford City, and the walk from the building takes you past the independent cafes and food shops of Maryland Point and into the Stratford Centre and the Broadway. Westfield Stratford City is roughly a fifteen-minute walk and gives you around 250 shops, a large cinema and a substantial ground-floor and first-floor dining offer. Beyond it, Queen Elizabeth Olympic Park holds the London Stadium, the London Aquatics Centre and the Lee Valley VeloPark, together with 560 acres of parkland, waterways and playgrounds. The East Bank cultural quarter on the park has changed what living in Stratford means. Sadler's Wells East, V and A East Storehouse and V and A East Museum, BBC Music studios, ucl East and London College of Fashion at University of the Arts London are all now open and all within walking distance. Theatre Royal Stratford East and Stratford Circus sit closer still, next to Stratford station. For green space, West Ham Park is around a mile to the south-east. It runs to some 77 acres, is managed by the City of London Corporation and holds a large playground, tennis courts, cricket nets and an ornamental garden and nursery. Wanstead Flats and the southern reaches of Epping Forest lie about a mile and a half to the north, giving open grassland, ponds and long dog walks without leaving east London. Transport Walking: Maryland station 0.3 miles, around 6 minutes on foot. Stratford station 0.6 miles, around 12 minutes on foot. Stratford High Street DLR 0.5 miles. Cycling: Stratford station around 4 minutes. Queen Elizabeth Olympic Park around 7 minutes. Elizabeth line: Maryland, 0.3 miles. Direct to Liverpool Street, Farringdon, Tottenham Court Road, Bond Street and Paddington. Tube, DLR, Overground and national rail: Stratford, 0.6 miles. Central line and Jubilee line, DLR, Elizabeth line, London Overground and Greater Anglia services to Liverpool Street. Bus: Routes and 425 stop within 300 metres on Romford Road, with night routes N25 and N86. The 25 runs to Holborn and the City, the 86 to Stratford Bus Station and Romford, the 425 to Clapton and Ilford and the 308 to Lea Bridge and Clapton. Cost and fees Move-in cost - Traditional Method: £ (Rent in advance) + £ (5 Weeks Security Deposit) = £ Move-in cost - Reposit No Deposit Method: £ (Rent in advance) + £496.15 (1 Week check-in fee) = £ Rent: £ per calendar month, £496.15 per week Council Tax - London Borough of Newham: Band B - £ for 2026/27. This may be exempt if all parties are students or a discount is applied accordingly. Contract Term: 1 Month rent in advance and 5 Weeks security deposit Affordability conditions Annual Household Income Required: £64,500 - Tenant/s or £77,400 - Guarantor Rent upfront: Accepted Guarantor/s: Accepted Calculation based on 2.5 x Tenant or 3 x Guarantor, Annual income. Services included in rent 1 Keyset available per tenant. Utilities and other information EPC Rating: E, score 43, with a potential rating of C, score 78. Certificate number , valid until 3 March 2036. Utility Meters: Electricity and water. No gas supply to the apartment. Meter locations to be confirmed at check-in. Heating System: Individual. Wall-mounted electric panel heaters to the reception room and both bedrooms, controlled by appliance thermostats. There is no gas central heating, no underfloor heating and no communal heat network in this building. Hot Water: Electric immersion, off-peak. Smart Meters: None recorded at the time of the energy assessment on 26 February 2026. Double glazing throughout. Building facilities: Lift, day porter service, communal courtyard and garden, and a communal gym. The gym is not currently accessible while internal communal construction works to the building are completed. No Smoking. Zero Deposit Available. Landlord to meet prospective tenant/s. Wheelchair accessible: Lift access is provided to the top floor. Step-free access from the street has not been verified. ****harvey to add**** Pets: Considered on application, subject to landlord consent. Property licence / restrictions The London Borough of Newham has confirmed that a Selective Licence covers this street. The licence permits occupation by 1 household of related tenants only, or by 2 households with a maximum of 2 people. Short-term letting and Airbnb-style subletting are not permitted. Appliance audit Each appliance is listed once here. This is the single source of truth for every appliance figure in this listing. Oven: Ikea realistisk, article , type FXZM6 / ov G11 sa - built-in single electric fan oven, 65 litre usable capacity, six heating functions, energy class A, 2.6 kW total connected load, 595 mm wide. Serial , date code 1711, made in Poland. Plate read; capacity, energy class and dimensions from the ikea technical data for article . Hob: Four-zone black ceramic glass hob, front touch controls, two expandable cooking zones. Make and model not photographed; the only marking visible on the underside is "KU7". Cooker hood: Stainless steel canopy hood fitted beneath the wall unit. Make and model not photographed. Dishwasher: Ikea medelstor, article , model , type GHEN23 - fully integrated slimline dishwasher, 446 mm (45 cm) wide, 9 place settings, six programmes, 1,950 W, V, 10 A. Serial , made in Poland. Plate read; width and place settings from the ikea medelstor manual aa-, whose product reference 21552 matches the plate. Washer dryer: Indesit bi wdil 75125 UK N - fully integrated washer dryer, 7 kg wash load, 5 kg dry load, 1,200 rpm spin, fourteen programmes with Push and Go. Product number , serial , made in Italy. Plate read; load and spin figures from the Indesit product page for bi wdil 75125 UK N. Fridge freezer: Logik - white two-door fridge freezer with a non-plumbed water dispenser in the fridge door, housed in a tall kitchen cabinet recess. Model plate not photographed; the internal label reads puli UK/278GK-v-su(kar), lot . Mattresses: Both bedrooms are supplied with a divan base and mattress. No mattress make, model or construction label was photographed. Building systems and hardware log Heating: Wall-mounted Atlantic electric panel convector heaters, one to the reception room and one to each bedroom, each on a fused switched spur. Brand read from the appliance facia; model and output not on a legible plate. The Energy Performance Certificate records the main heating as "Room heaters, electric" with appliance thermostats as the heating control. Gas: No gas supply to the apartment. Hot water: Electric immersion, off-peak, per the Energy Performance Certificate. Cylinder and immersion controls not photographed, located in Bathroom in Bedroom 1. Broadband, Openreach ont: Openreach fibre network termination unit, serial EE302FA3, mac 6C final characters partly illegible). Pon and los indicators confirm a Fibre to the Premises connection. Broadband, router: Vodafone Power Hub dsl with Wi-Fi 6, model DDA4157VDF, serial CP2523JCFUD, mac 6008A44FC95F, made in Indonesia. Wi-Fi and administrator credentials are printed on the same label and are deliberately not reproduced here. Door entry: Audio door entry handset beside the apartment entrance door. Make and model not photographed. Fire safety: Mains-wired ceiling smoke detectors to the hallway and to the kitchen and dining room; fire blanket wall-mounted in the kitchen. Ventilation: Wall extractor to Bathroom One, ceiling extractor to Bathroom Two, canopy cooker hood to the kitchen. No mechanical ventilation with heat recovery and no comfort cooling in this building. Electricity meter and consumer unit: Not photographed. The Energy Performance Certificate records that the property had no smart meters when it was assessed on 26 February 2026. Lift: Yes, serving the top floor. Water meter: Not recorded in the property file. Deposit information This property is available with Reposit's No Deposit solution, so you won't have to pay a security deposit. Instead, you would pay a small check-in fee of one week's rent - significantly less than a five-week deposit. This fee is non-refundable and is not a deposit so can not be used towards covering the cost of any future damages that might occur. Holding deposit Prospective applicants will be required to pay a Holding Deposit equivalent to a maximum of 1 weeks rent. Once the holding deposit has been received, Harvey W James will suspend marketing of the rental property for a period of 15 calendar days subject to referencing commencing promptly. Upon successful references being completed, acceptable and the tenancy being confirmed by Harvey W James, the holding deposit paid will then contribute towards the first months rental payment. Property notices Please note that we have not tested any equipment, fixtures, fittings, or services in the property. All measurements are approximate and the provided photographs are only for guidance. If you offer based solely on a virtual viewing, Harvey W James is not responsible for any inaccuracies in the information provided. If you decide to make an offer, any representations made may be based on virtual information provided by the Landlord or the Landlord's agent. If you have any doubts or concerns, it is recommended that you make additional enquiries before signing the tenancy agreement. Important notices At Harvey W. James, we are dedicated to delivering an unmatched letting experience through a seamless blend of top-tier partnerships and cutting-edge technology. Our comprehensive crm system powered by Street not only oversees property viewings and handles maintenance and repairs compliance, but it also ensures all processes can be conducted