it’s all on the for our buyers
why Londoners are flocking to Royal Docks as amenities and community prove strong drivers at Riverscape by Ballymore
by Jon Massey
In many ways, simply visiting Riverscape in Royal Docks is enough to understand its appeal. Located on a strip of land between Royal Wharf and Lyle Park – running between the Thames and North Woolwich Road – Ballymore’s development is essentially a grand final phase in the story of its neighbour.
“It’s worth looking back to when Ballymore was master-planning Royal Wharf,” said James Boyce, the developer’s associate regional sales director. “At the time, in 2013, there was nothing in this area – no amenities or services.
“That meant the original development had to be self sufficient. Now it is a destination that people in Royal Docks come to.
“The wider development is essentially a town in its own right. There’s a doctor’s surgery, a dentist, a pharmacy, a primary school, a nail salon, a beauty parlour and a hairdresser.
“Then there are two estate agencies, a selection of restaurants, a pub and a Sainsbury’s Local
– one of the most well-used in London. We’re really fortunate to have established one of the most complete, new neighbourhoods of any large new-build project in the capital.”
Those moving into Riverscape, which recently launched a collection of homes in The Pearsall building, can take advantage of these benefits immediately. This is in contrast to big regeneration schemes, where early arrivals sometimes have to wait years for amenities to arrive locally.
the right design “We had real confidence to build Riverscape, with Royal Wharf selling off-plan in five years,” said James. “We knew the demand was there.
“It was being designed and delivered during the pandemic, however, and there was a lot of uncertainty. We postponed the launch of the development, went back to the drawing board and looked at all of the best things from our projects.
“We also looked at how the way people were using their homes had changed. Residents were demanding a lot more from the
We’re really fortunate to have established one of the most complete, new neighbourhoods of any large new-build project in the capital
James Boyce, Ballymore
spaces they were living in. So we created day rooms – internal spaces that are segregated from the rest of the apartment by acoustic screens. They can be used as dining rooms, offices or even as a kid’s playroom.
“We also created workspaces in most of the apartments we have available, so buyers have flexibility. Where we could, we maximised the living spaces too.
“Initially we were a bit concerned about the number of three-bedroom homes that we were building, but they’ve turned out to be our most popular properties. A few years after Covid – and with businesses requiring people to come into the office more often – there’s been a move into London.
“A development like Riverscape affords people the quality of life that they might have become accustomed to in a less urban area – it’s not high density and there’s a lot of green space.”
fully open
This is a key point regarding the development’s appeal. It’s right next to Lyle Park, with Thames Barrier Park a short walk away on the other side of Royal Wharf to the east.
“Then there’s the kilometre of land that borders the Thames continued on Page 28
Above, Ballymore’s associate regional sales director, James Boyce, says Riverscape appeals to young professionals relocating from more central locations. Below, interiors at the riverside development
An artist’s impression of the finished scheme
£471,500
Starting price for a home in The Pearsall at Riverscape in Royal Docks
Scan this code to nd out more about homes at Riverscape
Riverscape resident Sophie Gong in her Royal
case study buying into Riverscape
As a fan of Royal Docks, Sophie Gong has been living in the area for more than six years and decided to buy a home at Riverscape having previously had apartments at Royal Wharf. Here’s her perspective:
“I rst moved into a one-bedroom apartment in Royal Wharf at end of 2018, hence I know the area and neighbourhood quite well,” said Sophie Gong.
“In 2020, I felt the need to move to a two-bedroom property, as my dad had started staying with me from time to time. Following the end of the pandemic, I started to actively look for properties and the launch of Riverscape in 2021 came at the perfect time.
“I had been living in Royal Wharf for about three years and found the area had developed a lot since I moved in. It became very convenient to live in, with an NHS clinic, a pharmacy, a hairdresser, a couple of grocery stores and a number of restaurants within the development.
“Additionally, Lyle Park and Thames Barrier Park are within a short walking distance for green space. The transport around Riverscape is ideal for me to travel into central London, with the Elizabeth Line and DLR the two main options.
“Even more conveniently, the new 241 bus route goes through the development, linking us to Custom House station and Stratford. Additionally, the Uber Boat By Thames Clipper stops at Royal Wharf Pier, which makes travelling to central London, as well as The O2 and Greenwich, both easy and exciting.”
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from Page 26
stretching between the two,” said James. “We built the Royal Wharf pier in 2019 – the longest in the river – and the Uber Boat By Thames Clippers service will get you to North Greenwich in two minutes and to Canary Wharf in 19 minutes.
“Often with riverside developments, it can feel like there’s a barrier of housing on the water.
“But Ballymore’s master plan has taken a different approach.
Royal Wharf and Riverscape are arranged around a town square with the estate offices located there.
“That really encourages people out of their homes to access those core amenities and that’s part of the success of the scheme and the community we’ve created.”
a wealth of facilities
Richard added: “The Clubhouse was built for Royal Wharf, but it was built in terms of capacity with Riverscape in mind. We’ve also recently refurbished it and extended it by 20% to ensure the facilities satisfy the residents.
“There’s a swimming pool, jacuzzi, sauna and spa, a big cardio and weights area and two dedicated studio spaces. It’s the biggest residents facility of its kind in east London and it’s been incredibly popular.
“There’s also the Community Dock, which is managed by the residents and is essentially a town hall. It has a pretty jam-packed timetable of activities ranging from ballet lessons for kids to language sessions and a table tennis club that’s based there.
“Specifically for Riverscape, we decided to replace a three-bedroom property on the top floor of one of our riverside buildings with a lounge for residents.
“It’s a co-working space but it also has a private dining space so people can host dinner parties up there too with views over the river.”
broad appeal
One, two and three-bedroom homes are available in the latest launch, featuring interiors designed by Jaki Amos of Amos & Amos.
These promise brushed brass, fluted glass kitchen cabinets and natural wood finishes inspired by Lyle Park, which celebrates its 100th birthday this year.
But while Riverscape and Royal Wharf have their specific attractions, their appeal is part of something bigger.
James said: “Since the opening of the Elizabeth Line, we’ve seen that it’s unlocked this area for people who would never have considered moving to the Royal
Docks before. Young professionals are relocating from more central locations because the cost of living crisis is making it harder for them to stay in those areas.
“What we’ve found is that when they come here, they find they get value for money and that their lifestyle is actually improving.
“They have more space, nearby amenities and the transport is superb. We’ve been delighted to see that trend, because it’s something that’s really needed in the capital.
“I think the movement of London to the east started with the 2012 Olympic Games.
“Royal Docks has so much potential. For the future, we’re very fortunate to have the site on the other side of Lyle Park too.
“We’ve opened up the riverside with these developments and eventually further regeneration will bring even more benefits.”
key details
Homes in The Pearsall building at Riverscape have recently gone on sale, with prices starting at £471,500. One, two and three-bedroom homes are all available. Go to riverscape.co.uk for more information
Scan this code to nd out more about homes at
Minutes it takes to reach Greenwich Peninsula from Riverscape via the Uber Boat By Thames Clippers service. Canary Wharf is 19 minutes away
Riverscape
Above, Riverscape’s large format windows place its views of the river, Greenwich Peninsula and Canary Wharf in golden frames
Below, Interiors at the development feature chic design with strong colours to o er contrast to some of the softer nishes used
how Boat Sales by Aquavista is ideally placed to help people find a permanent floating home in London
by Jon Massey
Believe me, my young friend, there is nothing–absolutely nothing–half so much worth doing as simply messing about in boats”. So says the Water Rat to Mole in Kenneth Grahame’s classic The Wind In The Willows. It’s a quote that would well resonate with Richard Hogarth, broker at Boat Sales by Aquavista. The company operates and manages the largest group of inland marinas in the UK, including Limehouse Basin and the joint waterways of Poplar Dock Marina and Blackwall Basin in east London.
But it also sells vessels, complete with residential moorings, for those seeking a life afloat.
“I’ve always been involved with boats from about the age of five onwards,” said Richard. “I grew up in a tiny village between Fleetwood and Lancaster near the coast and friends of mine went sailing, so I started racing at the age of 10, going on to compete nationally.”
While pursuing a career in automotive sales, Richard continued sailing in his leisure time so, having spent some time living with his family in Paris, it was a natural move to join Aquavista on their return to the UK.
“That was about four years ago when the company was starting up its Boat Sales operation and I’ve found I really enjoyed working with boats as well as sailing them as a leisure activity,” he said. “You meet a fascinating variety of people.
“Last year I sold £6.5million worth of boats and we’re already on track to supersede that this financial year. We’ve progressed from selling just used boats to marketing new ones – I thoroughly enjoy it and it’s led me in a roundabout way to get involved in the design of them too.”
Boat Sales by Aquavista currently has vessels available for between £33,000 and £297,500 at its east London marinas – but what’s really involved on giving up life on dry land for the water?
“It’s really a lifestyle choice, a bit of an adventure,” said Richard. “It’s not really an economic decision. First and foremost living on a boat is something very different.
“But at our marinas you’ve got all the features and benefits of life ashore as well as the excitement
£33,000
Limehouse is the most central marina in the capital where you can live full-time on a residential mooring
Richard Hogarth, Boat Sales by Aquavista
of being able to move around and the wonderful floating communities of Limehouse and Poplar.
“People buy boats here from all over the world – we’ve sold them to clients from Australia, America, Canada and France over the last 12 months alone.”
But what about the practicalities – what kind of lifestyle and costs can those who opt to live on a boat expect?
“Driven by the pandemic, with people sitting at home and thinking about alternatives, continuous cruising in London has exploded,” said Richard. “That’s where people sail up and down the canals, moving every two weeks. That really is a lifestyle decision, given the practicalities and you have to want to do it. Having a residential mooring in a marina is different and we’ve seen an increased demand for it. The only way to get a boat into our London marinas is to buy one that already has a mooring.
“We’re massively over-subscribed and Limehouse is the most central marina in the capital where you can live full time on a residential mooring. St Katherine Docks, for example, only has leisure moorings.”
While buying a boat and hoping for a slot is a non-starter, the existing moorings are transferable with vessels already moored at Aquavista’s facilities and there are plenty of new and used craft on the market to consider. A mooring in a marina also takes the headache out of searching for services while cruising.
Richard said: “With us, your boat literally plugs into the mains and tap water is supplied.
“We have a laundry room for boat owners, toilet and shower suites and we take people’s post to a letter box on your pontoon. Our facilities are accessible 24-hours and we have a parcel room as well to take in deliveries.
“We sell used boats and new
living
on the
Current price for Lucy Lockett, a 50ft narrowboat available with a transferable residential mooring (for a fee) at Limehouse Marina through Boat Sales by Aquavista
Richard Hogarth of Boat Sales by Aquavista
permanent
new
case study
new boats at Limehouse and
Guide: £297,500
Boat Sales by Aquavista is currently selling a number of new boats that come with residential moorings in east London. These 70ft, wide beam barges come with two bedrooms, a bathroom with shower and bath and an expansive, open-plan living area. Built by Waterspace Living, the Greenwich boasts the kind of interior features usually found in luxury apartments such as a wine cooler, under oor heating in the bathroom and a skylight to ood the craft with natural light. Viewing is highly recommended...
ones that are 70ft long and 12ft 6” wide so there’s plenty of space inside. What is refreshing is that more people buying boats here are actually using their boats, going out on the canal network and enjoying them, and that’s good to see. One of the benefits of Aquavista is that we have a reciprocal mooring scheme where boats can book into other marinas at no extra cost around the country.
“Your mooring back home stays empty and ready for you when you return.”
In addition to the cost of the boat, buyers pay 7.5% (plus VAT) as a one-off fee to take over the mooring. They’ll also need a survey to assess the craft’s condition.
Ongoing costs for owners include an annual mooring fee based on the size of the boat (£14,522 for a £33,000 narrowboat, for example) and council tax in Band A. Other costs to consider are regular blacking to protect the hull, boat insurance and the cost of a safety certificate.
nd out more
For those interested in learning more, Boat Sales by Aquavista is set to host an Open Day at Limehouse Marina on September 14 Running from 10am-5pm Richard and staff from Aquavista will be on hand to talk visitors through the process of buying and owning a boat in east London.
“People can just drop-in, but we’d love them to get in touch beforehand so we can find out what they’re potentially interested in and make their visit as relevant as possible,” he said.
“There are so many options. If I was a single man, I’d probably just be looking at narrowboats.
“I also love the new wide-beam boats we have for sale – they come with everything. You can just move on board and get on with your life just as you would in an apartment. Also the charm of the Dutch barges – some of which are more than 100 years old – is compelling. They have so much history associated with them and many have been beautifully fitted out.”
key details
Keen to view? Richard and his team will happily show prospective buyers the options at Limehouse and Poplar Marinas by appointment. Call 020 7308 9930 or email richard.h@aquavista.com to arrange a viewing Go to aquavista.com
Scan this code for more about buying a boat
Poplar Marinas
A
70ft boat from Waterspace Living
The Greenwich features a queensize second bedroom and an expansive living area
The principal bedroom in the bows of the boat
Limehouse Marina o ers
residential moorings and will host an open day on September 14
Poplar Marina is located in Blackwall
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Rufus | £195,000: Immaculate, 70ft widebeam fitted out to an exceptional specification and finish by SP Longboats when new in 2018.
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Email richard.h@aquavista.com for more details and photos.
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