ISSUE 1 A guide for the discerning landlord
MAY / JUNE 2013
EAST LONDON
EAST LONDON
Post-Olympic blues? or land of opportunity for Landlords?
THE GREAT OUTDOORS
The best parks & cycle routes in East London. Plus - making the most of your garden this summer!
WHAT’S ON
The best events across the UK
W
elcome to the first issue of City Focus – our regular guide for the discerning Landlord.
Inside you’ll find handy hints and tips for looking after and making the most of your properties, as well as a guide to what’s going on across the UK over the coming weeks. We also look at the latest news stories and wider issues affecting the buy-to-let industry and the latest opportunities for you to develop and expand your portfolio. Each issue we also shine the spotlight on a different area of the UK, starting with East London - looking at what it has to offer everyone from prospective buyers to casual day-trippers. Enjoy! Richard Anthony - Editor editor@citylandlord.co.uk
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BE EXTRA VIGILANT OF UNAUTHORISED SUBLETTING ‘Rent to rent’ on the rise
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he number of tenants subletting without their landlord’s knowledge or permission is on the rise according to a new report. The practice, known as ‘rent to rent’, involves a tenant taking out a lease on a property and subsequently letting it out to a third party at a much-increased price, without the landlords consent. The recent research, by a leading letting agency, reports that there has been an 8% year-onyear rise in unauthorised subletting. We recommend you to be extra vigilant against it, especially when taking on new tenants. Effective Tenant referencing is a good way to ensure that your tenants are honourable and have not been involved in this practice before.
Also make sure you specifically stipulate in the tenancy agreement that those named must live in the property full time. With many would-be first time buyers finding it increasingly difficult to purchase, the residential private rental sector is continuing to grow, meaning this practice could become even more prominent - much to the concern of honest hard-working landlords. Unfortunately for Landlords, although unauthorised, the practice of subletting isn’t illegal: “There is nothing unlawful about taking a tenancy and subletting. But Rent-torent businesses are growing and exploiting both tenants and landlords,” says Alexandra Sollohub of PainSmith solicitors. If you discover one of your properties is being sublet without your permission, you should seek legal advice immediately.
NOSY NEIGHBOUR
Each issue we take a look at what’s been going on in let properties across the UK.
Unlicensed HMO landlord ordered to repay £30,000 in benefits A landlord who rented out rooms in an unlicensed HMO has been ordered to repay more than £30,000 in housing benefits that he received for the flats. Haringey Council in North London, prosecuted Landlord Mehmet Parlak for failing to licence his two properties and ignoring their warnings to do so. Parlak was ordered to repay £32,278 in housing benefits by the residential property tribunal. HMO properties require mandatory licensing to ensure that they meet the increased fire safety requirements for shared accommodation. Cllr Nigun Canyer, commented: “This is good news. I hope all landlords who do not license their HMOs and therefore avoid the maintenance and safety inspections necessary to ensure their tenants are safe and suitably housed, will take heed.”
Landlord regrets renting out damp flat A landlord has been ordered to pay nearly £3,000 for risking a tenant’s health by failing to carry out repairs on his property. Mark Tomlinson of Enfield, London, was ordered by Barnet Council to have essential work done on his flat to rectify damp and mould problems reported by his tenant. The severe problems included rising damp throughout the flat, along with mould in the bathroom. However, Tomlinson, of Trojans Estate Agents in Bush Hill Park Enfield, failed to make the necessary improvements and was therefore deemed to be compromising his tenant’s health. Mr Tomlinson pleaded guilty at Brent Magistrates’ Court in April to failing to comply with the council’s order. He was ordered to pay £2,745. “This is a positive result for the council and demonstrates our commitment to making sure landlords in Barnet keep their property in a fit and safe condition for their tenants,” said Cabinet member for housing Tom Davey.
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CITY SPOTLIGHT EAST LONDON
Each Issue we shine our spotlight on a different part of the UK, focussing on what it has to offer for everyone from property developers to casual daytrippers.
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n this edition’s City Spotlight we look at East London. Six months after being firmly in the Olympic limelight, we look at how the area is fairing now that the cameras and nations gaze have gone. Also what it holds in store for both property developers and daytrippers alike.
‘Olympic legacy’ would far outlast the games, but some critics suggest that the feel good factor left with the media circus. However, unlike Stockholm, there is no chance of the marquee stadium used for the Olympics lying dormant. West Ham United Football Club have just been granted a 99-year lease on the Olympic stadium in Stratford, with plans to redevelop it and play their home games there instead of their current Upton Park home.
When it was announced in 2005 that the 2012 Olympics were to be given to Stratford it promised to rejuvenate the area. The £6 billion regeneration project created better transport links, improved facilities, thousands of new jobs and sense of pride in the sometimes maligned area.
West Ham will contribute £15 million to the transformation of the stadium – five times the amount originally earmarked. Newham Council will invest around £40 million and the Government have agreed to provide a further £25 million should it be required.
However, for many other Olympic cities, such as Stockholm and Athens which enjoyed similar reinvigoration during the games, the now empty stadiums and dormant housing areas are a sign that the bubble soon burst once the carnival was over.
UK Athletics have also agreed a deal to have priority use of the stadium during the summer months, it will also host the World Athletics Championships in coming years - factors that should help keep the area vibrant.
Keen for this not to happen in London, the Government made a big thing about how the ENFIELD
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CITY SPOTLIGHT - EAST LONDON Crossrail, Europe’s biggest transport regeneration project is also expected to create several property ‘hotspots’ across London, including areas in Woolwich and Canary Wharf (see over the page). House prices in these areas are likely to outperform the rest of London, rising by as much as 44% between now and the project’s completion in 2018 - something which is likely to attract the attention of those looking for a resale gain on their property.
Property Opportunities Inevitably house prices rose dramatically in East London before the games, with many buy-to-let investors reaping the benefits of having properties available for short term rent last summer, but the prices have now plateaued. East London Boroughs differ from much of London, their populations have lower incomes, higher unemployment and lower skill rates. However, they still have many valuable assets, including more spare land, disused buildings and lower housing prices than the rest of the capital. They may not be for everyone, but trendy districts such as Shoreditch, Hackney, Dalston all remain excellent places to invest, with many students and social climbers residing in the area and looking to rent.
A New Dawn Many new landlords are drawn to emerging areas such as London Fields, with its pedestrian-friendly high streets, trendy cafes and real mix of residents, from young families to singles. There are plentiful opportunities to be found in the new suburbs that have sprung up, such as Chobham Manner, Marshgate Wharf, Sweetwater, Pudding Mill and East Wick.
The Facts & Figures The priciest area within East London in 2012 was Tower Hamlets with an average house price of £358,604, whilst the cheapest were Barking and Dagenham at just £182,098. The majority of East London property sales last year involved flats, which sold for an average of £286,705. Terraced properties went for an average price of £299,229, while semi-detached properties would set you back £349,920. East London, with an overall average price of £296,822 remains cheaper than the rest of the capital, the average house price in central London was an eye-watering £1,156,207! During the last year, sold prices in East London were 6% up on the previous year and 7% up on 2010 when the average house price was £276,757.
Location Newham, east London Average price of two bedroom property £222,000 Expected rent on two bedroom property £16,800 per annum Average yield 7.6% Location: Southwark, south east London Average price of two bedroom property £364,000 Expected rent on two bedroom property £21,400 per annum Average yield 5.9%
East London is unquestionably one of the most progressive areas in the UK, and is now seen by some as a ‘city within a city’ - boasting a great combination of retail and leisure facilities, home and business opportunities. With improved transport links, it is now closer to central London than ever. Stratford rail station is busier than London Victoria and Waterloo, whilst it takes just 19 minutes to get to Oxford Street. Making it not so much East as ‘New-Central’ London!
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CITY SPOTLIGHT - EAST LONDON
Crossrail to create Property Hotspots
Transport regeneration project to boost buy-to-let prospects As part of the plans, Canary Wharf will now have direct transport links to Heathrow Airport for the first time. Relatively unknown areas such as Old Oak Common in North London, are also tipped to become hives of activity due to their increased transport links.
Europe’s largest transport regeneration project Crossrail is to create housing ‘hotspots’ across the capital. The project, set for completion in 2018, could boost housing prices by up to 44% in key points along its London route.
The news is likely to spark the interest of landlords and property developers who could find massive returns on their buy to let investments in these areas when the improved transport links are fully in place.
Woolwich and Canary Wharf in the east are among the areas to benefit, as well as Ealing in the West and outer London suburbs in Essex and Berkshire. The east-west infrastructure project is expected to have an even bigger impact on the capital than the latest tube extensions to the Jubilee and East London lines.
3 bedroom properties in areas such as Brentwood and Romford in Essex - which were once considered too detached from London – are available for as little as £170,000. With journeys as much as halved for commuters from these areas into places such as Canary Wharf, it’s understandable why property investors eyes are lighting up at the buy to let opportunities.
According to a leading property consultancy, houses in these ‘hotspots’ are likely to outperform the rest of London and could rise by as much as 44% between now and when the first train runs in 2018.
“People are waking up to the infinite possibilities of Crossrail,” said a spokesperson.
Transport-led regeneration is now considered by many to be the single most important factor in increasing the value of our homes.
“Though the launch day is some way off, the construction upheaval around London and our new stations is a reminder of Crossrail’s scale.”
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Stratford - one of the many locations to benefit from Crossrail
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CITY SPOTLIGHT
Places to visit Whether you’re looking for a great food, cracking bargains, or to immerse yourself in history, here are some of our favourite places to visit in East London.
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Westfields Shopping Centre
With all of the major high street shops under one roof, as well as a host of eateries and café’s, here you can shop til you drop whatever the weather. Adding to the one in Shepherd’s Bush, Westfields in Stratford opened in the summer of 2011 creating around 2,000 new jobs for the area. Nearest tube: Stratford (3 mins walk)
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Spitalfields
The historic Spitalfields neighbourhood has a wonderful selection of museums and galleries, all within walking distance of one another, as well as London’s oldest market, selling everything from jewellery and art, to bespoke children’s toys. Nearest tube: Liverpool Street (6 mins walk)
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Canary Wharf
This business district, along with City of London, is the main financial hub of the city. It is also home to ‘One Canada Square’ the second tallest building in the UK. But it’s not all work, work, work, as here you can also find some of London’s finest restaurants, cafes and bars.
Nearest tube: Canary Wharf (1 mins walk)
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O2 Arena
The ‘white elephant’ of the millennium dome successfully remerged as the O2 arena in 2007 and has since played host to some of the biggest stars of today, as well as sporting events and exhibitions. With a capacity of nearly 20,000, upcoming shows include Rod Stewart, Alicia Keys, Pink, Kings of Leon, Michael Buble, the Channel 4 Comedy Gala and much more.
Nearest tube: North Greenwich (2 mins walk)
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Greenwich
The beautiful world heritage site in Greenwich is home to the maritime museum, the Cutty Sark and the Royal Observatory. Here you can learn about 500 years of Britian’s sea-fairing exploits, venture aboard one of the world’s most famous ships or gaze up at the stars in London’s only planetarium.
Nearest tube: Cutty Sark (DLR) (8 mins walk)
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The Shard
Designed by Italian Architect Renzo Piano, the brain behind Paris’ Pompidou Centre, the 72-storey skyscraper stands at over 1,000ft tall and opened in February this year. ‘The View’ is situated on floors 68, 69 and 72, and is almost twice the height of any other viewing platform in London - offering breathtaking views across the city. Advanced booking is recommended. Nearest tube: London Bridge (3 mins walk)
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CITY SPOTLIGHT
Famous Eastenders The East end of London is not only famous for its historic places, it also boasts a whole load of famous sons and daughters. Meet the East end’s colourful cast:
Alan Sugar
‘Jack the Ripper’
Barbara Windsor
Ray Winstone
Charlie Chaplin
Harry Redknapp
Michael Caine
Len Goodman
Reggie & Ronnie Kray
Eric Bristow
Multi-millonaire business entrepreneur and star of television’s The Apprentice, made his fortune from electronics company Amstrad.
The most famous landlord of the Queen Vic pub, the former Eastenders and Carry On star was born in Shoreditch.
Legendary silent movie star and comic actor, Chaplin was born in East London in 1889. His influence can still be seen on stage and on screen today.
Having recently celebrated his 80th Birthday, the iconic cockney actor and star of the Italian Job is still going strong, with notable recent appearances in The Dark Knight Rises among other hits.
Notorious gangsters, the Kray twins were born in Hoxton and between them spent several spells in prison for armed robberies, arson, physical assault and murder.
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The unidentified 19th century killer, terrorised the White Chapel area of London in the late 19th century. ‘Jack the ripper’ tours of London are still popular to this day.
English film and television star born in Hackney - best known for his ‘tough guy’ and ‘geezer’ roles.
Former West Ham United and Tottenham Hotspur manager, currently managing Queens Park rangers, ‘Arry was born in Poplar.
Born and raised in Bethnall Green, the Strictly Come Dancing Judge is now approaching his 70th birthday.
Nicknamed ‘the crafty cockney’, the former professional darts player’s immense skill helped turn game into a worldwide spectator sport in the 1980s.
WHAT’S ON
Our guide to the best events going on across our chosen city and the rest of the UK!
EAST LONDON Cockney Rebel
London Calling
East-London funny man Micky Flanagan brings his eight month-long tour to London’s Hackney Empire on 30th & 31st May. His ‘Back in the Game’ shows follow on from the smash-hit ‘Out Out’ tour making audiences across the UK cry with laughter.
June sees the return of the London Hard Rock Calling Festival to East London. This year US rock legend Bruce Springsteen will be headlining the event -tearing up Queen Elizabeth Olympic Park with his E Street Band.
Tickets will set you back £28 and are available from livenation.co.uk.
Taking place on 29 & 30 June, the event will also feature performances from the ‘modfather’ himself Paul Weller, British Indie-rocker Kasabian, The Cribs, Klaxons, Alabama Shakes, The Black Crowes and Tribes. The festival will be the first event to take place at the park since the end of the 2012 Olympic and Paralympic games. Day tickets for event are available from £51.50 and are available from www.hardrockcalling.co.uk
BP BIG Screens
Clerkenwell Design Week
Date: Thurs 13th June – Sat 18th June Venue: Canada Square Park, Walthamstow Town Square Price: Free
Date: Mon 20th May – Wed 5th June 10.00-21.00 (daily) Venue: St John’s Museum & Library, Clerkenwell Price: Free Admission
Experience ballet and opera al fresco this summer, as BP Big Screens returns, screening world class productions to 22 locations across the UK.
A three day festival of installations, workshops, presentations, product launches and debates celebrating the best of contemporary design.
Info/tickets: www.roh.org.uk/about/bp-big-screens
Info/tickets: www.clerkenwelldesignweek.com/
Be a Tudor Explorer Date: Sun 19th June 10.00am-2.15pm Venue: Museums of London Docklands Price: Free A lively session to discover more about some of these explorers and about the world in Tudor times and find out what happened to them on their journeys.
London to Brighton Run 2013 Date: Sat 25th – Sun 26th May Venue: Richmond Athletic Ground Price: £85 to register + suggested £400 fundraising At whatever pace suits you, a 100km fun run/walk from London to Brighton raising money for over 300 charities. Info/Registration: london2brightonchallenge.com
Info/tickets: www.visitlondon.com/things-to-do Backyard Cinema Guided Walk Around Roman London Date: Every Saturday in June (6pm – 10pm) Venue: Starts at St Paul’s Cathedral Price: £7 Explore the city beneath your feet, including the site of a Roman Amptheatre and the temple Mithras, and learn how Roman London worked, rested and played.
Date: Sat 15th June – Sun 16th June 12pm-10pm Venue: London Fields Brewery Price: £8 Independent pop-up movie theatre where film-goers can expect beers, beanbags, deckchairs, BBQ and bunting! Films include Indiana Jones, Django Unchained, Blues Brothers and many more. Info/tickets: www.londonfieldsbrewery.co.uk
Info/tickets: cityoflondonguides.com/tours
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WHAT’S ON
Rest of the UK MANCHESTER East Lancashire railway 1940s Weekend Date: Thurs 25th to Sat 27th May Venue: East Lancashire Railway Museum Price: £18 adult, £11 Child, or £47 family ticket Enjoy the glory of a bygone era with singing, dancing, re-enactments, vehicle displays and much more. Info/tickets: eastlancsrailway.org.uk
LIVERPOOL Titanic & Liverpool: The Untold Story Date: Running every day until 31st December 2013 (9.00-17.30pm) Venue: Merseyside Maritime Museum Price: Free Compelling new exhibition exploring the city’s role in the infamous ship’s story.
EDINBURGH Edinburgh Whiskey Stramash Date: Sat 25th & Sun 26th May 17.00 – 21.00 Venue: The Surgeon’s Hall, Edinburgh Price: £26.00 This beautiful venue steeped history and tradition, allows you the chance to sample an amazing range of world whiskies Info/tickets: thewhiskystramash.com/edinburgh/
NOTTINGHAM Ghost Walk Date: Every Saturday, 7pm Venue: Nottingham City Centre Price: £5 adults, £3 Child Chilling stories on this spine-tingling tour of Nottingham’s ghostly haunts. Info/tickets: ghost-walks.co.uk
Info/tickets: liverpoolmuseums.org.uk/maritime
BRIGHTON Walking With Dinosaurs Date: Wed 22nd to Sunday 26th May Venue: Echo Arena Price: £25-£45 After a worldwide tour seen by over 7 million people in over 200 cities, Walking with Dinosaurs arrives in Liverpool. Featuring 20 life-sized dinosaurs, this awe-inspiring show is fun for all the family.
Brighton Sand Sculpture Festival Date: 30th May – 30th September Venue: Black Rock, Brighton Price: £6 adults, £15 family ticket Over 20 world class artists have turned thousands of tonnes of sand into an exhibition of sculptures not to be forgotten. Info/tickets: brightonsandsculpture.co.uk
Info/tickets: dinosaurlive.com
LEEDS Rusty’s - 1940’s Swing Night Date: Sat 1st June (10pm – 2am) Venue: The Wardbrobe, Leeds. Price: £15 (over 18s only) Venue: Rusty’s is Leeds hottest 1940’s swing night, bringing wartime glamour and elegance back to a night on the town.
BIRMINGHAM BBC Good Food Show Summer Date: Wed 12th – Sun 16th June Venue: NEC Birmingham Price: £21.50 A celebration of summer recipes, celebrity chefs and fantastic shopping opportunities. Info/tickets: bbcgoodfoodshowsummer.com
Info/tickets: ticketsource.co.uk
LEICESTER Spark Festival Date: 29th May – Sun 9th June Venue: LCB Depot, Leicester Price: Free Entry Founded in 2003, The Spark Children’s Arts Festival is a fantastic two-week summer festival of performing and visual arts for children. Info/tickets: sparkfestival.co.uk
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Sand sculptures in Brighton
THE GREAT OUTDOORS As much as we love the city, sometimes we all just need to get some fresh air and feel the wind on your back - so enjoy our guide to the Great Outdoors.
Making the most of your garden this summer From a landlord’s perspective, the temptation is to think of your garden as a nuisance, or a drain on resources, but with a bit of care and attention it can be a real asset. If you want yours to be in shape for the great British summer – you need to start now in spring!
Some simple steps Make sure any trees and perimeter bushes on your property are well maintained, they should be cut back and pruned on at least a yearly-basis, many insurance policies stipulate this. Now that the frost has passed, start planting the seeds for your summer hanging baskets. Choose a colour scheme that suits the house, such as pink or white flowers or bright reds and yellows and stick to them. The end of spring is also your last chance to plant any bulbs you want to flourish in the summer. Water plants regularly in the summer. Put up shade nets in late spring to protect plants from scorching by direct overhead sunlight. Special shade protection washes can also be sprayed onto the outside of greenhouses and then washed off in the autumn.
Safety & Security Make sure any outbuildings such as garages, greenhouses and sheds are well maintained and secured. As the days get lighter the amount of thefts from outbuildings increases by nearly 20%, with power tools and lawnmowers being the most popular items taken – don’t give thieves an easy ride!
Whose responsibility is the garden? It depends on the terms of the tenancy agreement, but generally the tenants are responsible for maintaining the lawns and flower beds etc, whereas the landlord has responsibility over the condition of fences, gates and sheds. However, that doesn’t mean you should turn a blind eye to the garden, especially with unoccupied properties. A tidy and attractive garden is especially important for viewings at this time of year. It is also common courtesy to tidy up any unkempt outside areas prior to new tenants moving in.
Investing in a patio, decking areas or permanent stonebuilt BBQ for the summertime may be a useful incentive for prospective tenants. List garden objects, as well as household items, in the inventory, note their current state and suggest steps to uphold their maintenance in the same way you would advise on avoiding damp for example.
For more information on how to make the most of your garden, download and read our free landlord Property Care Guide at:
citylandlord.co.uk/landlords-guide/
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A stroll in the park East London isn’t all about the hustle and bustle of the city, it also has some fantastic areas of greenery to explore. Whether you are looking for somewhere to relax at the weekend, want to get active, or to see some breathtaking wildlife - check out our guide below to the region’s best parks.
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Greenwich Park
Offering spectacular views over the Thames, Greenwich Park is the oldest of the Royal Parks. Boasting three café’s and a children’s playground, it’s the perfect place to take a break between visiting TOTTENHAM Greenwich’s various attractions. If you’re lucky you might spot one of the many Red deer that live in the park too! FINSBURY
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Lee Valley PARLIAMENT Regional Park
HILL for 26 miles along the River Lee, Stretching this huge park offers plenty of opportunity for sports, as well as a nature reserve and HIGHBURY many quiet spaces for relaxation. There’s a guided tour on the first Sunday of every month, for those not sure where to start. CAMDEM
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PARK best known KING’S CROSS park in OLDEast STREET Probably the London, it covers several hundred acres in Tower Hamlets. There are plenty of hidden treasures to be found,LIVERPOOL including HOLBORN OXFORD herds of deerCIRCUS and goats, cricketSTREET grounds OF and the HYDE oldest model boat club CITY in the KENSINGTON LONDON GARDENS world. PARK WATERLOO
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If sport’s your VICTORIA thing, then headSOUTHWARK to West Ham Park, where you’ll find football VAUXHALL pitches, tennis courts and athletics tracks. There’s also a huge array of flowers andBATTERSEA interesting plants be found. PARK
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Running adjacent to Regent’s Canal, stretching from CLAPHAMVictoria BRIXTON to St Pauls Way, COMMON Mile End Park will appeal to the green fingered among you. This herb-rich grassland has some wonderful sites and smells on a summer’s day. There is also a wetland section featuring both native TOOTING BEC and exotic aquatic species. There also a COMMON number of cycle paths.
Greenwich Park
THE GREAT OUTDOORS
Explore on two wheels Whilst the city itself is very built up, the suburbs offer plenty of opportunities for cyclists. Pollution free, often quicker and certainly cheaper - two wheels is a great way to get around. Mayor of London, Boris Johnson with his Barclays Bikes
Below are some of our favourite routes: Canary Wharf to Tower Bridge via Woolwich Ferry & Greenwich Distance: 16 miles (25.74 km) Duration: 1 hour 36 minutes Landmarks: Thames Barrier, Woolwich Ferry, Greenwich Park, Tower Bridge, Narrow St
Walthamstow to Regents Park via Highbury Distance: 7 miles ( 11.26 km ) Duration: 36 minutes Landmarks: Springfield Park, Stoke Newington Cemetery, Holloway Zoo Waltham Abbey to Canary Wharf Distance: 29 miles ( 46.67 km ) Duration: 3 hours Landmarks: Lee Canal, The Olympic Park. Greenwich Park To London Bridge and back Distance : 13 miles ( 20.92 km ) Duration: 1 hour 18 minutes Landmarks: Tower Bridge, London Bridge, Canary Wharf Visit cycle-route.com for more information and plenty of other great London routes!
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We hope you enjoyed the inaugural issue of City Focus. We welcome any suggestions and feedback, so please email editor@citylandlord.co.uk with your thoughts. You can also follow us on twitter: @citylandlord or visit facebook.com/citylandlord for all the latest news, as well as exclusive deals and offers. citylandlord.co.uk Free Phone: 0800 2944 546 City Landlord The Business Exchange 26/28 Hammersmith Grove London, W6 7BA