Live Crossrail, Jun 8-22, 2022

Jun 8-22, 2022 wharf-life.com

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how Crossrail transforms the London property market for all time Pages 22-44

Expert view on the arrival of the capital’s newest railway from Adam Wolfryd Page 23

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how buyers and investors have a window to act before Crossrail’s full service arrives next year

25%

Rise in visitor numbers to Canary Wharf in the first week of services running on the Elizabeth Line on its central and east section

Crossrail trains at Old Oak Common depot sit on sidings ready for use in 2018

by Jon Massey

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t’s summer 2018. I’ve travelled across the capital bright and early on a Wednesday morning to do something few Londoners will ever have a chance to. With photographer Matt Grayson in tow, I’m on my way for a behind-the-scenes tour of the Old Oak Common railway depot in Ealing, the place that will act as the main servicing and driver base for the Elizabeth Line.

Everything, we’re told, is on time and on budget. The rolling stock looks slick, the facilities are expansive. There’s a jack system capable of liftin a whole train o its wheel bogeys so they can be replaced all at once and a scanner capable of detecting dozens of di erent faults fro cracked wheels to ra ti as the carria es arrive back.

Sitting in the digital simulator, we drive some of the route. The transformation Crossrail will bring to the capital is within touching distance. We publish our piece in The Wharf – the spiritual predecessor to Wharf Life – on August 10. On August 31, it’s announced the opening of the railway’s central and eastern section will be delayed by at least a ear finall openin three and a-half years later in May 2022.

In hindsight, perhaps the signs were there. Old Oak Common was pretty much deserted during our tour. ce chairs still in plastic bags stood in empty rooms.

Cables sprouted from desks awaiting connection to computers that were yet to arrive.

promises Images by Matt Grayson – find more of his work at graysonphotos.co.uk or @mattgrayson_photo on Insta

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he reason I mention this is that from the point of view of the property market, it’s vital to put the Elizabeth Line’s opening in context.

On the one hand it’s been a long time coming, further stymied by a global pandemic and the challenges of Brexit.

On the other though, the anticipation of Crossrail’s arrival has been enough to drive remarkable growth at destinations along its length – in many cases before a single train had run on the tracks.

Now the central and eastern section has opened and people

Crossrail’s servicing facilities allow whole trains to be lifted off their wheels to speed up maintenance and replacement – a job that takes about a day and represents a two-week advantage over other London railways

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Live Crossrail

We remain in a state of anticipation for those promised benefits and canny investors will want to make the most of it Jon Massey, Wharf Life

can actually experience the service to and from places like Abbey Wood, Woolwich and Whitechapel, a wave of fresh interest will doubtless result.

Canary Wharf Group CEO Shobi Khan told Bloomberg the number of visitors to the estate had risen by more than 25% in Crossrail’s first week of operation.

The early signs are good and, even though this is a partial opening, it gives Londoners a tangible sense of what’s to come.

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elays to the line are already ancient history and in terms of transport it’s certainly true that good things come to those who wait. Crossrail is swift, quick and gentle on the ears.

However, in terms of property, it’s likely that swift action now will be rewarded.

While the central and eastern section of the Elizabeth Line is now running, the railway as a whole remains split into three.

Full opening with end-to-end running is expected next year, which is when all the promised benefits will arrive.

We remain in a state of anticipation for those and canny investors, excited by the tangible attractions of the service currently running, will want to make the most of it.

Canary Wharf to Heathrow in 45 minutes is coming, but it’s not here just yet.

To help buyers and investors make the most of this window of opportunity in areas directly on the Elizabeth Line and those that will see the positive impact of its arrival as it frees up capacity elsewhere on the network, we’ve put together this guide to new-build developments.

Crossrail is a game-changer and one that will continue to have a profound influence on all of the areas of London that it serves, especially when fully operational in 2023.

So check out the attractions of Southmere, Riverscape, Royal Arsenal Riverside, Goodluck Hope, The Silk District, Wardian, Royal Eden Docks and London City Island for myriad reasons to reside along the Elizabeth Line.

Pages 24-43

Hamptons’ Adam Wolfryd says Crossrail will help drive growth in east London’s property market

expert view: how Elizabeth Line services will benefit the market

by Jon Massey

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ntil you can experience what something’s like, you can’t understand the time saving it’s going to deliver, so we expect to see that effect from Crossrail,” said Adam Wolfryd.

“Now the Elizabeth Line is actually open and people can physically travel on it and see how quick a commute into the City or over to the West End is from Canary Wharf, that’s going to have a real impact.”

The associate director and head of sales at Hamptons, which has more than 90 branches nationwide including an office in Canary Wharf, expects the launch of the new railway to exert great influence in the property market as Londoners discover its benefits.

“You’re going to have buyers who would previously have been looking at the City and the West End moving out this way,” he said.

“That’s because Canary Wharf is a nicer place to live than the City – it’s a cleaner, safer environment where

there are more interesting things going on – especially at the weekends.

“With only a two-stop journey to Liverpool Street and three stops to Farringdon it’s going to open up that market. When Crossrail was first announced all those years ago, we started to incorporate the fact it was coming into our pricing. We saw the local market react to that but, after the first year or two, that effect dropped off.

“As we’ve got closer there has been more interest from buyers in this area and, with the launch, people will now understand the time saving it provides. With the local market having experienced a dark time over the last couple of years due to the pandemic, we’re coming into a time when investors are looking at this area as a relatively affordable option.

“Now Crossrail has opened here too, more people are looking to live in the area and that can only ever mean one thing – you’ve got more demand and less supply. With fewer properties coming onto the market, that demand and supply curve will go in the sellers’ favour and we’re anticipating a price

rise in this area before the end of the year.

“Other areas of London will see prices stabilising if they’re lucky.

Usually a rise in the sales market comes off the back of a buoyant rental market.

“People move to an attractive area to rent and then decide it’s cheaper to get a mortgage and buy. We’re experiencing a very strong rental market in Canary Wharf right now.”

Adam said the other benefit of Crossrail’s arrival was its effect on other transport systems, as passengers switch to the Elizabeth Line.

“One of the issues locally, for example, is the DLR out of Royal Docks, which can get really busy,” he said. “These services will see fewer people on them so that will be more comfortable for people living in developments served by those routes, making them more attractive to buyers and tenants. The Elizabeth Line also provides people with another way to get across east London, which is always welcome in case of problems elsewhere on the network.”

Go to hamptons.co.uk

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Wharf Life Jun 8-22, 2022 wharf-life.com

crossrail find a home on

the central and eastern section of the Elizabeth Line is running and it’s a property game-changer Now Crossrail trains are finally running, the true impact of the largest single increase in TfL’s passenger capacity will start to be felt as Londoners discover the Elizabeth Line for themselves.

While anticipation of its rapid east-west services has already boosted the attractiveness of areas along the route, expectation is one thing and delivery quite another.

This will be an ongoing process with early adopters passing on the thrill to others incrementally as full, end-to-end travel comes on-stream next year.

A little like the thousands who queued to ride the first Liz Line services, this presents buyers with an opportunity – a chance to invest in areas of London that will see prosperity flow into them with the arrival of every train.

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oyal Arsenal Riverside has been under construction since 2009 and, while it has been waiting for its Crossrail connection since 2018, decent rail, DLR and river bus links have been enough for Berkeley’s scheme to become firmly established in the regeneration of southeast London.

The actual arrival of Elizabeth Line services simply further enhances a project already well in train, shaving more than 25 minutes off the commute from Woolwich to Canary Wharf. Then there’s the rest of the line, offering speedy, wi-fi enabled transport to Paddington and, when end-to-end services arrive in 2023, Heathrow and Reading.

Combine that with the area’s emerging presence as a cultural force, thanks to Woolwich Works and high profile resident arts organisations such as the National Youth Jazz Orchestra, Protein Dance and Punchdrunk, and it’s clear why buyers and investors are flocking there.

Find out more about Berkeley’s Royal Arsenal Riverside development on Page 37

l 7 minutes to Canary Wharf l Historic buildings and plentiful open spaces l Luxury spa and gym at The Waterside Club l Concierge service and local farmers market

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An artist’s impressions of how parts of the Southmere development will look when finished

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Scan this code to find out more about buying properties at Royal Arsenal Riverside and Berkeley’s Woolwich scheme

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EALING BROADWAY

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This map indicates how the Elizabeth Line will run when services are fully end-to-end in autumn 2023

Royal Arsenal Riverside is a 5,000-home regeneration project centred on Woolwich Crossrail station

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Minutes from Woolwich to Canary Wharf on Crossrail’s direct service between the two stations

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bbey Wood is among the biggest beneficiaries from the Crossrail project across the whole route. The opening of the Elizabeth Line places it 11 minutes from Canary Wharf and offers rapid connection to whole swathes of London that would have previously taken much longer to reach.

Buyers considering this blossoming area of south-east London should take a look at Southmere, a 500-home development that forms part of housing association Peabody’s 30-year scheme to regenerate Thamesmead. Spread across three decades, this transformational project aims to attract 100,000 residents to an area that enjoys an abundance of open water and green space – more than double the London average per person.

One, two and three-bedroom shared ownership apartments are currently available at Southmere’s Crane Court. Prices start at £92,250 for a 30% share of a one-bed (based on a full market value of £307,500).

Find out more about Southmere on Page 33

l 11 minutes to Canary Wharf l Near water and many green spaces l Concierge, residents’ lounge, co-working l +36% price increase over the past five years

Scan this code to find out more about homes at Southmere and Peabody’s wider regeneration of Thamesmead

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Wharf Life Jun 8-22, 2022 wharf-life.com

crossrail find a home on

one of the benefits of Crossrail will be its positive impact on transport across east London The brilliance of being able to whizz along the Elizabeth Line from end-to-end – an upgrade set to arrive in 2023 – will further enhance and boost destinations along its length.

But this major addition to London’s transport network will go much further than the 41 stations served directly. First there are all of the walking interchanges – stations like West India Quay and Moorgate that are less than five minutes from the new railway – at Canary Wharf and Liverpool Street respectively. These offer myriad, inventive possibilities for travel and commuting.

Then, more importantly, there is the benefit to the whole network. As passengers switch to Crossrail, they free up capacity on other lines, allowing for easier travel and greater regeneration locally. Think of all those DLR stops no longer handling commuters from Woolwich...

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ust to the south of Canary Wharf lie the two towers of Wardian. Housing some 767 homes, the 50 and 55-storey buildings, created by EcoWorld Ballymore and designed by Glenn Howells Architects, are set to be filled with residents who will benefit directly from Canary Wharf’s connection to the Elizabeth Line.

Wardian’s South Quay location already allows its occupants to enjoy all the amenities offered by the estate, but Crossrail extends and amplifies that advantage, offering very rapid journeys to other areas of east and central London – trips to Paddington, for example, will be cut from 30 minutes to just 17 from the Wharf.

A number of properties are available at the development, which stands out among other residential blocks in the area due to its towers’ slender profiles, with prices starting at £616,000 for a studio apartment.

Buyers after something higher up, offering maximum luxury, may wish to consider a penthouse, available from £1.85million Find out more about Wardian on Page 34

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anary Wharf’s success has seen ribbons of regeneration arc out from the estate, following lines of transportation. For example, London City Island, on the Jubilee line at Canning Town, is now home to a thriving community as well as the English National Ballet.

The EcoWorld Ballymore development, is just two stops from the Elizabeth Line on either the DLR or the Jubilee, which will both benefit from the new railway’s arrival in terms of reduced passenger numbers as some travellers make the obvious switch.

The scheme, with its brightly coloured blocks, is now well established and recently began marketing a collection of townhouses aimed at more affluent buyers.

These are either four or six storeys high and are located on the eastern edge of the island, created by a meander in the Lea as it works its way towards meeting the Thames a little further on down the river. Prices for these homes start at £1.45million.

Discover London City Island on Page 38

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l 5 minutes to Canary Wharf Crossrail station l Wrap-around balconies on every floor l An open-air 25m swimming pool l Restaurant and retail outlets set to open

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Scan this code to find out more about buying homes at Wardian and the many facilities on offer at the development

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l Townhouse living l Surrounded by the River Lea l Established, vibrant, creative community l Close to Tube and DLR for Crossrail access

Scan this code to find out more about homes at London City Island, where a collection of townhouses are now on sale

Wharf Life Jun 8-22, 2022 wharf-life.com

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EALING BROADWAY

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PADDINGTON

BOND STREET

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This map indicates how the Elizabeth Line will run when services are fully end-to-end in autumn 2023

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hile east London has plenty of tall buildings, opportunities to get up high and look over the swathes of regeneration that are taking place here are more limited.

That won’t be a problem for buyers at Goodluck Hope, which is perfectly placed as a vantage point to watch the wave of prosperity generated by the Elizabeth Line wash over its surroundings, thanks to a newly launched lounge space on the 29th floor of its Douglass Tower building. Residents can use the Lantern Room as a workspace, a venue for collaboration or simply as a place to spend time considering the panoramic views over Canary Wharf, Greenwich and the Royal Docks.

Located on the Thames at Leamouth, the development is within walking distance of Canning Town station, which is two stops from Crossrail at both Custom House and Canary Wharf. Residents will also see benefits from reduced passenger numbers on the DLR and Jubilee lines as people make the switch to the new route.

Find out more about Goodluck Hope on Page 42

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Scan this code to find out more about homes at Goodluck Hope, located right on the Thames at Leamouth

l Live right by the river l Look over Docklands with panoramic views l Well located for transport and Liz Line access l Luxury facilities including an indoor pool

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Minutes from Canary Wharf to Custom House on the Elizabeth Line

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An artist’s impression of Ballymore And Oxley’s Riverscape development in Royal Docks

l 20 minutes’ walk from Crossrail l Regular river bus services l Riverside living on the Thames l Located beside Lyle Park in Silvertown

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here’s little doubt that the physical arrival of the Elizabeth Line will be an enormous catalyst for growth in the Royal Docks, alongside the relocation of the Mayor Of London and the Greater London Authority to the area.

Ballymore and Oxley are currently engaged in developing a plot of land that fronts onto the Thames adjacent to their 40-acre Royal Wharf scheme and bordered by Lyle Park to the west.

Riverscape, a 10-building development providing 769 new homes, is located a 20-minute stroll from Custom House station and is also wellconnected transport-wise via West Silvertown DLR station and Royal Wharf Pier for Uber Boat By Thames Clippers river bus services.

Ballymore expects a +30% increase in house prices in the area over the five years to 2026, with the first homes at Riverscape set to be finished by October 2023.

A range of properties at the development are currently on sale, with prices starting at £399,950 for a 536sq ft, one-bedroom apartment.

Find out more about Riverscape on Page 30 Scan this code to find out more about homes at Riverscape by Ballymore and Oxley, set for first completions in 2023

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Wharf Life Jun 8-22, 2022 wharf-life.com

1 and 2 bedroom Shared Ownership homes ready to move into from £124,375* for a 25% share Award-winning development | 24-hour Concierge Private Gym | Peloton Spin Studio | Residents’ Cinema Reserve now for exclusive offers up to £6,000**

Book your appointment today lqhomes.com 020 8189 7504

*Terms and conditions apply. Prices from £124,375 for a 25% share of a one bedroom Shared Ownership apartment. Full market value is £497,500. Pricing correct at time of going to print. **Available on selected plots only. Please speak to the Sales Associate for details. Images depict photography at The Silk District.

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how homes at The Silk District are just minutes from both the City and Canary Wharf

by Jon Massey

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amed Development Of The Year at Property Week’s 2022 Resi Awards, The Silk District is located both within walking distance of the City and – thanks to the arrival of Crossrail – a few minutes from the heart of Canary Wharf.

The 698-home scheme is being built by housing association L&Q and developer Mount Anvil, with the former already seeing strong demand for the collection of shared ownership properties it’s marketing in phase one.

More than half have been reserved, with first ti e bu ers ettin the option to access the The Silk District’s on-site amenities. These include a gym filled with echno e ercise e uipment, a Peloton studio for spinning classes and a bookable private cinema space.

L&Q sales and marketing director Claire Brenlund said: “We are delighted that The Silk District – our joint venture scheme with Mount Anvil – has been recognised by the Resi Awards as Development Of The Year.

“The award is a testament to the remarkable transformation of a former warehouse site in Whitechapel into a truly impressive new development for an array of buyers.

“Our shared ownership homes at at he ilk istrict o er a fantastic opportunit for first ti e buyers to invest and secure a home in a prime Zone 2 location.

“This thriving east London community has an array of local shops and food markets nearby, as well as

find a lifestyle

shopping, culture

connections making those

Left, an artist’s impression of how The Silk District will look when works are complete

transportation links

Crossrail, Tube, Overground

Whitechapel Gallery whitechapelgallery.org Find art, ideas and adventure at this cultural hub that’s buzzing with events.

Spitalfields Market spitalfields.co.uk Find fashion, food, drinks and more in this vibrant, regenerated market.

eat and drink

near Whitechapel

Tayabs tayyabs.co.uk Top spot for Punjabi cuisine with BYOB policy and sizzling lamb chops.

Whitechapel’s Elizabeth Line connection means those living at The Silk District will be able to easily commute to the City and Canary Wharf in a few minutes as well as further east and west, very rapidly. Accessibility is further enhanced by Overground, District and Hammersmith And City line services at the station.

The Blind Beggar theblindbeggar.com Discover this cracking, ancient boozer, steeped in East End infamy and legend.

This thriving east London community has an array of local shops and food markets nearby, as well as excellent transport links Claire Brenlund, L&Q

e cellent transport links which will only improve with the introduction of the Elizabeth Line.”

Those links include rapid northsouth trips on the London Overground and connections via the Hammersmith And City and District lines – all of which intersect at Whitechapel station, a few minutes’ walk from the development.

Homes at The Silk District are arranged around a communal garden, with each one enjoying its own balcony or terrace. part ents feature floor to ceilin windows, open-plan living spaces with fitted kitchens and inte rated appliances as standard. Main bedrooms come with built-in wardrobes and bathrooms with heated towel rails.

Locally, Whitechapel boasts a wealth of amenities with plentiful pubs, cocktail bars and restaurants. It is also within walking distances of areas such as pitalfields arket appin Bethnal Green and Brick Lane.

L&Q is currently marketing a collection of one and two-bedroom homes at The Silk District.

Prices for the former start at £124,375 for a 25% share of a one-bed, based on a full market value of £497,500.

Two-beds start at £140,625 for a 25% share of a home valued at £562,500.

Go to lqhomes.com for more information

Scan this code to find out more about The Silk District

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Live Crossrail

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how Riverscape delivers homes on the Thames within walking distance of Crossrail

live on the river and the line

by Jon Massey

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An artist’s impressions of Riverscape and show home interiors

find a lifestyle fitness, explore

transportation links

Crossrail, DLR, Boat

One Element one-element.co.uk Get fit fast outdoors – sign up for regular sessions at Thames Barrier Park.

Lyle Park newham.gov.uk This long patch of open space is home to tennis courts and a football pitch.

eat and drink

near Riverscape

The Windjammer windjammerlondon.co.uk This warm, welcoming pub on the Thames offers Fuller’s ales and hearty food Riverscape is within walking distance of Crossrail’s Custom House interchange and is also well-served by the DLR at West Silvertown – a route that is likely to be a great deal less busy as commuters from Woolwich migrate to the Elizabeth Line. It also benefits from Royal Wharf pier for regular Uber Boat By Thames Clippers services.

Husk Brewing And Tap Room huskbrewing.com This independent, passionate brewery boasts a tap room and burger bar.

he boost to Royal Docks from its Crossrail connection at Custom House will be enormous, both taking pressure off the DLR and providing speedy journeys into and across central London for local residents and workers.

It’s a tide of prosperity that will have a profound effect on the whole area with both locations next to the station and around the docks benefitting.

It’s something prospective investors and buyers should take note of, with forthcoming developments such as Riverscape in Silvertown certain to feel the Elizabeth Line’s impact.

Located 20 minutes on foot from Custom House, Ballymore and Oxley’s 769-home scheme is located on the western edge of their Royal Wharf development on the Thames and will see 10 buildings of up to 16 storeys constructed on the site.

Bordered by Lyle Park, Riverscape also benefits from nearby Royal Wharf Pier, which offers regular river bus services along the Thames Ballymore group managing director John Mulryan said: “Ballymore has always recognised the potential of east London, having successfully launched several developments in the area.

“Riverscape sets a new benchmark for quality in this part of the capital.”

Homes at Riverscape start at £399,950 for a one-bedroom apartment. First completions are expected in the second half of 2023.

Go to riverscape.co.uk

Scan this code to find out more about Riverscape

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Prices correct as at time of print.

NEW RIVERSIDE APARTMENTS LAUNCHING 18 JUNE

On the edge of the Thames, immersed in nature.

Surrounded by verdant parks & gardens with panoramic views towards Canary Wharf, the City & beyond. Part of the thriving Royal Wharf neighbourhood with its own high street, regular farmers market, primary school, gym and Riverscape residents’ only Sky Lounge.

Moments from Crossrail & the DLR with direct access to Thames Clipper services from Royal Wharf Pier.

APARTMENTS FROM £431,000 020 3918 9326 · riverscape.co.uk

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Live here with a £4,613 deposit^

The best value homes on the Elizabeth Line, with Shared Ownership* Now just 11 mins to Canary Wharf ** A beautiful new collection of homes at Crane Court, the latest offering at the Southmere, Thamesmead.

1-bed apartments from £91,500 for a 30% share 2-bed apartments from £118,500 for a 30% share 3-bed apartments from £160,500 for a 30% share

southmere.co.uk 020 3369 1368

Photography of Crane Court Show Apartment. ^Based on a 1 bed apartment at £92,250 (30% share of full market value £307,500) and a 5% deposit on the share purchased. Figures are indicative example only, you should speak to an Independent Mortgage Advisor before taking out a mortgage. *The Metro, 24 May 2022**Travel times are taken from Crossrail website. Details correct at broadcast.

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how Southmere near Abbey Wood offers buyers the immediate benefits of Crossrail

by Jon Massey

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ake no mistake, the arrival of the Elizabeth Line at Abbey Wood marks a seismic change for an area already in the midst of a transformation. Central to that activity is housing association Peabody’s 30-year project to regenerate Thamesmead. ne of the first pieces of that sche e to come to fruition is its Southmere development, set to provide more than 500 homes, a new public square and a community library when completed, all located on the shores of the lake from which it takes its name.

Located about 10 minutes’ walk from Abbey Wood station, the scheme features many facilities for residents including a co-working space, a lounge and TV snug, bike storage and a dedicated concierge service.

Peabody is currently marketing a collection of one, two and three-bedroom apartments at Southmere’s Crane Court.

These are available on a shared ownership basis, with a 30% share of a one-bed starting at £92,250 – meaning prospective buyers would only need a deposit of £4,613 to purchase one.

The properties feature open-plan designs with two-tone, handleless kitchens complete with built-in Bosch appliances and stone-coloured worktops and plenty of cupboards.

There are plush light grey carpets and built-in wardrobes in the principal bedrooms, while bathrooms include white sanitar ware oak e ect finishes large tiles and mirrored cabinets.

find a lifestyle explore, culture

space to

a future

An artist’s impression of Southmere, left, and show home interiors at the development near Abbey Wood ustainabilit wise underfloor heating at Crane Court is provided from a communal heat network, while mechanical ventilation and filtration s ste s work to re ulate the temperature. art eters are fitted as standard while kitchen and bathroom mixer taps are fitted with flow restrictors to help reduce water use. ach roo is fitted with its own thermostat and comes with li htin fitted as standard.

As a whole, Southmere make use of both green and brown roofs to

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Open Spaces thamesmeadnow.co.uk Thamesmead benefits from more than 350 acres of open space and six major lakes.

Lakeside Centre bowarts.org Bow Arts operates 40 creative workspaces, a cafe and a nursery on Southmere Lake.

help encourage the local ecosystem to thrive.

Peabody sales and marketing director Lisa Crush said: “Many Londoners are familiar with Thamesmead, however its positioning on Crossrail remains something of a hidden secret.

“The area’s fantastic transport connections, combined with the value for money, makes Thamesmead a fantastic place to invest as a first ti e buyer, and we’re making it even more enticing with our high-quality homes

eat and drink

near Abbey Wood

K’s Spice African Express ksspice.com Located right next to the station, K’s serves up authentic African cuisine.

Abbey Wood’s Elizabeth Line connection makes travel to east London much easier for residents, especially those commuting to Canary Wharf who will enjoy journey times of 11 minutes to the estate. In addition to local bus services, the station also offers National Rail connections to the likes of Rainham in Kent and Luton in Bedfordshire.

Abbey Arms abbeyarms-se2.co.uk Find sourdough pizza, craft beer, live music and more at this family friendly pub.

and amenities at Southmere. Walking around Cygnet Square, you already get a sense of what a thriving destination this will become – residents are going to be just as happy spending a weekend at Southmere, as they will be catching the Elizabeth Line into the West End.” While the ability to travel rapidly into central London is a key attraction – Canary Wharf is 11 minutes from Abbey Wood on Crossrail – the wider Thamesmead area comes with its own draws. Southmere Lake is undergoing a £2.5million renovation with a new fishin platfor and a boat club in the pipeline.

Locally, the area is home to more than 240 hectares of parks and green space including some 7km of canals and five lakes. his all e uates to ore than double the average amount of open space per person in London.

Prices at Crane Court start at £92,250 for a 30% share of a one-bed (based on a full market value of £307,500).

Two-beds start at £118,500 and threebeds at £160,500 for the same share (based on valuations of £395,000 and £535,000 respectively.

Abbey Wood has seen property prices rise by an average of 36% over the past five ears with activit driven by the anticipation of Crossrail’s arrival. Now that the service is running and people can e perience its benefits further rises are expected.

Go to southmere.co.uk

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Live Crossrail

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how Wardian provides two towers of homes and amenities, minutes from Crossrail

serene, green and connected

by Jon Massey

O

ffering studios, one-beds, two-beds and penthouses, Wardian London’s towers on South Quay offer easy access to all of Canary Wharf’s amenities.

The 767-home scheme by EcoWorld Ballymore rises on the very northern edge of the Isle Of Dogs and will be among the chief beneficiaries of Crossrail’s arrival.

Being a few minutes’ walk from the new Elizabeth Line station means journey times to the likes of Paddington, Woolwich and Liverpool Street have been dramatically cut already, with further benefits in the pipeline next year when trains will run straight into Heathrow Airport.

Designed by Glenn Howells Architects, the skyscraper towers of Wardian rise to 50 and 55 storeys and feature wrap-around balconies on every floor.

Facilities at the development, which its developers say is inspired by biophilia, include a 25m open air swimming pool, a gym and wellness facilities plus a restaurant and retail outlets due to open later in 2022.

There’s also a 53rd floor sky lounge called The Observatory for residents to enjoy views across the capital.

Starting prices at Wardian are as follows - from £616,000 for a studio, £755,000 for a one-bed and £1.05million for a two-bed.

A collection of penthouses are also available starting at £1.85million.

Go to wardianlondon.com for more information

Scan this code to find out more about Wardian

EcoWorld Ballymore says Wardian is inspired by biophilia

find a lifestyle fitness, explore

transportation links

Crossrail, Tube, DLR, Boat

Third Space thirdspace.london Europe’s largest gym offers breathtaking facilities and a huge selection of classes.

Crossrail Place Roof Garden canarywharf.com Located on top of the Liz Line station, this tranquil space also hosts arts events.

eat and drink

near Wardian

Capeesh capeesh.co.uk Enjoy pizza, pasta and dockside views close to South Quay DLR station With the arrival of Crossrail, Canary Wharf becomes one of the most effectively connected places in London with the Jubilee line, the DLR and Uber Boat By Thames Clippers all serving the estate. For those living nearby, the Elizabeth Line provides very fast routes to destinations in central and east London.

Humble Grape humblegrape.co.uk Find this wine merchant, bar and restaurant just across the water in Canary Wharf.

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A tranquil haven, moments from Canary Wharf. Apartments from £616,000 020 4579 7571 · wardianlondon.com

Price correct at time of print

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Be part of our one of a kind community

Over 4 acres of park and 1 km of river walk

Home to Creative District Woolwich Works and Punchdrunk

Stylish Interiors

via the on-site Elizabeth Line

On-site amenities

Residents’ only facilities including 20m swimming pool

Live The Riverside Life A collection of 1, 2 and 3 bedroom apartments with superb residents’ facilities, including a 20m pool, spa and gym, are available at Royal Arsenal Riverside. This exciting riverside address is one of London’s bestconnected places to live with an on-site Elizabeth Line station and Thames Clipper Pier, as well as a National Rail and DLR station only 300m away. The buzzing neighbourhood has parks, shops, restaurants and cafés and a new Creative District with a theatre and gallery.

Prices starting from: £522,500 Photography of Royal Arsenal Riverside is indicative only. Prices correct at time of going to press and subject to availability. Travel times taken from google.co.uk/maps.

Proud to be a member of the Berkeley Group of Companies

8 mins to Canary Wharf

Incredible river views

Sales & Marketing Suite

Imperial Building, No. 2 Duke of Wellington Avenue, Woolwich, SE18 6FR 020 8331 7130 royalarsenalriverside.co.uk

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Live Crossrail

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how Royal Arsenal Riverside’s direct Elizabeth Line connection boosts Woolwich

by Jon Massey

T

he Elizabeth Line connects local people to the rest of the capital more seamlessly than ever before,” said Berkeley East Thames sales and marketing director Lyndon Nunn. “The line is going to change Woolwich forever and is a real testament to the importance of the area. We can’t wait to see it continue to grow in the years to come.”

Crossrail’s original route would have bypassed Woolwich, with trains running straight through the area to Abbey Wood. But following successful lobbying by the developer and Greenwich Council, the area got its stop which duly opened with the rest of the central and eastern section of the line on May 24.

Located at Berkeley’s Royal Arsenal Riverside site – a £1.2billion scheme to regenerate an extensive slice of the town beside the Thames – the presence of Woolwich station radically reduces journey times to the likes of Canary Wharf, Custom House and Liverpool Street for residents. While it’s one thing anticipating the line’s arrival, actually making those trips is quite another and something that will consolidate price rises in the area and fuel further increases in future.

“Royal Arsenal Riverside in Woolwich is one of Europe’s largest mixed-use regeneration projects, providing over 5,000 homes made up of historic conversions alongside new-build properties,” said Lyndon.

“It’s already well-established and the arrival of Crossrail is its latest exciting step forward.

“Bringing the Elizabeth line to Woolwich required collaboration between multiple private and public sector bodies, from the Royal Borough Of Greenwich to the Department For Transport and Crossrail itself. ver one will now benefit fro the new station, one of just two on the new line south of the Thames.

“Canary Wharf is just seven minutes from Woolwich on Crossrail and that means properties at Royal Arsenal Riverside have very strong investment potential while bein ore a ordable.

“Liverpool Street is now only 14 minutes away and, once the Bond Street stop opens, it can be reached in 21 minutes.

“Crossrail has also brought new investment and visitors from across London to Woolwich, not least to enjoy the recently opened creative district, Woolwich Works, home to worldrenowned immersive theatre company, Punchdrunk.”

The expectation of the Elizabeth Line’s arrival has seen such cultural anchors fir l set in place further complementing a scheme that works tirelessly to broaden its appeal, from

find a lifestyle culture, fitness

transportation links

eat and drink

Crossrail, DLR, Rail, Boat

near Woolwich Station

Woolwich Works woolwich.works Woolwich’s new landmark creative district is now up and running with multiple shows.

7R The Training Club 7r-gym.com Located at Royal Arsenal Riverside, this gym offers intense classes and top kit.

The Dial Arch dialarch.com This vast, beautifully turned out pub offers drinking and dining beside the station.

Alongside Royal Arsenal Riverside’s Elizabeth Line connection, the area is also comprehensively served by the DLR, National Rail services into central London and Uber Boat By Thames Clippers, which offer a totally different way to travel through the capital, complete with on-board cafe, bar and toilets.

Royal Arsenal Farmers Market @rafarmersmarket on Insta Find a range of delicious street food and drinks at this bi-monthly market.

completing the jigsaw

A three-bed show home interior at Navigator Wharf

the two historic pubs at its gateway – The Dial Arch and The Guardhouse – to the recently created Maribor Park that stretches through the development to the Thames.

A range of properties is available at the development, with prices currently starting at £522,500 for a one-bedroom home at Building 10, a structure that includes a large open courtyard created from one of the historic blocks on-site.

For those after something a little larger, either to accommodate a family or a workspace, there are a number of three-bedroom properties at Royal Arsenal Riverside’s Navigator Wharf phase, with prices starting at £799,990 for a 1,123sq ft apartment.

Facilities at the development include a residents’ spa and gym at The Waterside Club, a regular farmers market and a concierge service.

Go to royalarsenalriverside.co.uk for more information

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Live Crossrail

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how London City Island is set to enjoy lower passenger numbers and ongoing growth

live in a house on an island

by Jon Massey

L

A townhouse at London City Island

find a lifestyle culture, explore

transportation links

DLR, Tube, Crossrail, Bus

English National Ballet ballet.org.uk Having ENB’s headquarters on-site means access to dance classes and workshops.

Bow Creek Ecology Park visitleevalley.org.uk Escape London with a wander through the wilds of this nature reserve.

eat and drink

near London City Island

The Lockdown Room thelockdownroom.com Born during the pandemic, this craft beer and street food joint is always buzzing.

While London City Island requires either a walk or a trip on the Tube or DLR to reach Crossrail, the area will also benefit indirectly from the line with a reduction in passenger numbers on both.

Already well connected thanks to its bridge over the River Lea to Canning Town, this area is also served by multiple bus routes.

Yapix yapix.co Find independent Italian food and wine just across the River Lea in Canning town

ondon City Island is two stops from Crossrail on both the DLR and the Jubilee – but its location beside the intersection of those two lines at Canning Town means it benefits greatly from the new railway’s arrival.

In addition to being able to easily access its services, residents will also see reduced congestion on existing routes, with passengers for Excel or Woolwich mostly opting for the Elizabeth Line.

This will further enhance the attractiveness of an already popular development

by EcoWorld Ballymore that sits surrounded by the tidal waters of the River Lea. The developer recently released a collection of townhouses at the scheme.

A trio of six-storey properties and a quartet of fourstorey homes are available on the eastern edge of the development, overlooking the river.

The established scheme is home to a vibrant community with an emphasis on the creative industries, including several local businesses and on-site amenities such as a gym and outdoor swimming pool. Potential buyers or investors will also count the headquarters of the English National Ballet among their neighbours.

Local events include the regular Islander Festival – a modern take on a traditional summer fete.

Prices for the townhouses at London City Island start at £1.45million.

Go to londoncityisland.com for more information

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A creative island neighbourhood, superbly connected to Canary Wharf and central London. London City Island is a vibrant island community voted one of the capital’s best new places to live. Live Island Life.

LONDONCITYISLANDLIFE

@LONDONCITYISLAND

LONDONCITYISLAND.COM Prices correct as at time of print

APARTMENTS FROM £695,000 TOWNHOUSES FROM £1,450,000 020 3504 6938

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STUDIO & ONE BEDROOM APARTMENTS AVAILABLE

royaledendocks.com

WATERSIDE LIVING CLOSE TO THE CITY, CONNECTED TO THE WORLD

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Live Crossrail

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how Royal Eden Wharf delivers homes within walking distance of Custom House

by Jon Massey

C

rossrail’s Custom House stop may well prove the single biggest catalyst for growth on the network – radically upgrading transport options for a slice of the capital where the engines of regeneration are already working overtime.

Royal Docks is the home of the Mayor Of London and the Greater London Authority, and is set to see exhibition and convention giant Excel e pand b . t also benefits fro being the capital’s only Enterprise Zone, attracting inward investment and international attention.

Following successive waves of development, the Elizabeth Line’s arrival will provide further invigoration for an area that has the potential, the space and now the infrastructure, to grow at a rate few places in the capital can match.

Its impact will be greatest to the north side of the docks, linking up with the DLR’s Beckton branch to accelerate the journeys and broaden the horizons of thousands of east Londoners.

Into that mix comes Mount Anvil’s Royal Eden Docks. Delivered alongside partner Excel, this 854-home scheme is now under construction within walking distance of Custom House.

The most recent launch at the development is The Ellipse, a 15-storey building containing 117 apartments – all with balconies and ranging in size from studios to two-beds. It’s the only tower that provides direct access to the wider scheme’s extensive collection of amenities.

Mount Anvil group sales director Jon Hall said: “The Royal Docks is transforming, the Mayor Of London’s arrival marks a new era for the area, shakin o its industrial herita e into a thriving, creative and tech-enabled community.

“It is in London’s only local enterprise one which is benefittin fro £8billion of investment, endorsed by both London and Newham’s mayors.

“The pandemic has altered how we see home and the 15-minute neighbourhood is an increased ideal for many.

“Residents at The Ellipse will have spaces for work, leisure and play on the doorstep. The building is home to a huge range of amenities without having to even step outside, including a gym, a rooftop running track, a cine a roo and fle ible workin facilities.

“Not only does Royal Eden Docks o er an incredible lifest le but it also enjoys upward investment growth.”

Mount Anvil said prices in Royal Docks had risen 88% over the last decade based on ce f ational

find a lifestyle culture, fitness

transportation links

Crossrail, DLR

Excel excel.london Formula E, Comic Con, and so much more, the Royal Docks’ events venue is worth a visit.

Royal Docks Fitness royaldocksfitness.com This rough and ready gym is all about lifting, cardio and potent group exercise.

eat and drink

near Custom House

The Oiler Bar theoilerbar.com Find character, pizza and plenty of drinks aboard this vessel at Royal Victoria Dock.

The Royal Docks as an area has long been dependent on the DLR. The Elizabeth Line’s arrival at Custom House will take significant pressure off that route, offering local residents a much quicker route into central London and out to Woolwich and Abbey Wood, with the older railway remaining the more granular option for local destinations.

Sunborn Yacht Hotel sunbornhotels.com Find high-end food and drink aboard a room-filled ship moored beside Excel.

amenities right up to the rooftop

tatistics fi ures but that the remained 35% lower than the London average.

Inside, the properties at The Ellipse boast full hei ht windows full fitted kitchens with integrated appliances and bathrooms in black and white finishes.

Outside, the development includes a landscaped garden square – part of 20 tennis courts’ worth of green space and a rooftop refle olo walkwa located inside the running track.

Further amenities include a concierge service and a swimming pool Custom House is just three minutes from Canary Wharf on Crossrail, which also makes journeys to Woolwich and the City radically quicker for Royal Docks residents.

Prices at The Ellipse start at £410,750 for a studio apartment, £438,750 for a one-bed and £605,000 for a two-bed.

Go to mountanvil.com for more information

Scan this code to find out more about Royal Eden Docks

An artist’s impression of Royal Eden Wharf

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Live Crossrail

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how Goodluck Hope is the perfect spot to watch the regeneration of Docklands from

seeing the growth all around

by Jon Massey

A

fresh addition to EcoWorld Ballymore’s Goodluck Hope development provides the perfect vantage point from which to watch over the ongoing regeneration of Docklands.

With the Elizabeth Line’s arrival benefitting both those living at the scheme and those in the areas around it, residents are now able to access the Lantern Room, a space atop the 29-storey Douglass Tower to see the growth of east London unfold.

Part of the 1595 club, which all residents become automatic members of, it joins facilities such as a 25m indoor pool and a gym on-site.

Ballymore group managing director John Mulryan said: “It gives me great pleasure to announce the launch of Goodluck Hope’s Lantern Room. The space is an extremely flexible and inviting lounge for residents to enjoy all-year round, highlighting the fantastic location of the development and showcasing its unrivalled views of the London skyline.

“Ballymore is committed to preserving the unique heritage of all our development projects, which is reflected in the bespoke industrial designs at Goodluck Hope.”

Homes at Goodluck Hope range in size from suites to three-bedroom apartments, townhouses and penthouses.

Prices at the development start at £430,000 with a limited release of properties available with the Government’s Help To Buy scheme.

Go to goodluckhope.com

Scan this code to find out more about Goodluck Hope

An artist’s impression of the Lantern Room

find a lifestyle work, culture

transportation links

DLR, Tube, Crossrail, Bus

Republic republic.london Emerging education and office campus Republic has plenty of events and venues.

Trinity Buoy Wharf trinitybuoywharf.com Art, sculpture, workspace and plenty more, a trip to Trinity opens up horizons.

eat and drink

near Goodluck Hope

Sweet Nothing sweetnothingbakehouse.co.uk Find this sweet treat of a café at Republic, just over the bridge from East India DLR. Goodluck Hope is at once removed from the bustle of east London, but easily close enough to dip in, with links to the Elizabeth Line via either East India DLR or Canning Town station. The area is also served by the D3 bus that goes direct to Canary Wharf to access onward travel or all the amenities the estate has to offer.

The Orchard Café theorchardcafé.uk This venue has its own rooftop taxi and serves up delicious food and drink.

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HELP TO BUY

LAUNCHING

18 JUNE

An industrially inspired island development on the banks of the mighty Thames.

Moments from Canary Wharf, London City Airport and the City, Goodluck Hope is a haven; secluded from the rush yet directly connected to the world.

SUITES AND 1 BEDROOM APARTMENTS FROM £430,000 REGISTER YOUR INTEREST NOW GOODLUCKHOPE.COM . 020 394 4 2880 Help to Buy eligibility is subject to terms and conditions. Find a Help to Buy agent at www.ownyourhome.gov.uk *price correct at time of print

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read our advertisers’ messages The Silk District - L&Q print Page 28 online lqgroup.org.uk Riverscape - Ballymore & Oxley print Page 31 online riverscape.co.uk Southmere - Peabody print Page 32 online peabodysales.co.uk Wardian - EcoWorld Ballymore print Page 35 online wardianlondon.com Royal Arsenal Riverside - Berkeley Homes print Page 36 online royalarsenalriverside.co.uk London City Island - EcoWorld Ballymore print Page 39 online londoncityisland.com Royal Eden Docks - Mount Anvil print Page 40 online mountanvil.com Goodluck Hope - EcoWorld Ballymore print Page 43 online goodluckhope.com l If you’d like to see your development featured in the next issue of Live Crossrail, call Jess Maddison on 07944 000 144 or email jess.maddison@wharf-life.com