There are 17 chances left to get on the property ladder at SO Resi Canning Town.
Well over half of the shared ownership properties at the east London scheme – a collection of 37 one, two and three-bedroom homes located at the Manor Road Quarter development – have already sold.
But there’s still time to pick up a share and, with mortgage costs likely to fall if the Bank Of England cuts the base rate, the apartments are looking ever more affordable.
“SO Resi Canning Town offers a real opportunity to purchase a Zone Two apartment in 2025” said Kevin Sims, director of SO Resi, the shared ownership brand of Metropolitan Thames Valley Housing, the fifth largest housing association in the UK.
“Proposed plans from Newham Council mean the new town centre is set to be home to a new community hub, cinema, shops, office spaces, as well as brand new shared ownership homes.
“By choosing from our final 17 properties, prospective homeowners are set to gain a foothold in London’s property market alongside becoming a part of a vibrant and emerging community.”
There are 17 properties still up for sale
getting on the ladder for less
While a first-time buyer purchasing a property worth £395,000 at SO Resi Canning Town might normally expect to have to find a 10% deposit of £39,500, the government-backed shared ownership scheme means raising significantly less up front.
For a 25% share of that apartment, worth £98,750, they could secure a deal with a 5% deposit of just under £5,000, paying rent on the unowned portion of the home as well as the service charge.
Owners then have the option to increase the share of the property they own in a process called staircasing, decreasing the rent payable on a home.
SO Resi Plus offers owners the opportunity to incrementally increase their stake by 1% each year with no additional fees or valuations, a scheme that has proved so successful it is now available nationwide.
The Canning Town apartments themselves feature open-plan living areas, fully fitted kitchens with Zanussi appliances and solid timber floors.
All enjoy private balconies and feature built-in storage solutions, with living spaces ranging from 557sq ft to 971sq ft.
The area is increasingly attractive to buyers with extensive regeneration ongoing and a multitude of transport links connecting it to the rest of the capital.
Homes are available on a shared ownership basis
key details: SO Resi Canning Town
Prices at SO Resi Canning Town start at £98,750 for a 25% share of a one-bed.
For those house hunting in 2025, a development in Royal Docks is offering a potent incentive to swap renting for a foot on the ladder.
Prospective buyers reserving a shared ownership home at East River Wharf before midnight on March 20, 2025, can get a boost to their deposit of up to £8,000.
The 5% contribution comes in the form of a one-off deduction when the purchaser completes on the deal and is only available on deals to buy 25% of a property at the scheme.
For example, a quarter of an apartment with a full market value of £500,000 would be £125,000, making the available boost to the buyer £6,250 – potentially equivalent to the deposit necessary to secure a 95% mortgage on that property.
Legal And General Affordable Homes, which is marketing the properties at East River Wharf, is set to host an open day on January 18, 2025, for those interested in accessing the incentive.
Prices for a one-bedroom home at East River Wharf start at £96,875 for a 25% share and come with a wide range of facilities and benefits.
The properties form part of Riverscape – essentially an extension of Ballymore and Oxley’s extensive Royal Wharf development on the banks of the Thames at Silvertown – meaning East River Wharf residents are able to access those schemes’ amenities.
These include a health club, the Sky Lounge with views over the Thames to Greenwich Peninsula and Canary Wharf, a concierge service, 24-hour security and a high street with shops, cafés and restaurants.
Shared ownership buyers also get a three-year ZipCar membership with £50 of driving credit when they move in.
Each apartment at East River Wharf has private outdoor space
a wealth of amenities
A spokesperson for Legal And General Affordable Homes said: “The amenities at East River Wharf are best in class, with a state-of-the-art residents’ gym, pool and spa.
“Plus, concierge services and 24-hour security ensure our residents always feel at home.
“There is also a primary school located on the development, which is perfect for growing families.
“Whatever your stage in life, East River Wharf is a modern and secure place to call home with shared ownership.”
The apartments themselves are located on the edge of Lyle Park, which recently celebrated its centenary with a spruce up and the installation of a commemorative mosaic.
They feature open-plan design, fully fitted kitchens with integrated Siemens appliances, tiled bathrooms, free standing Beko washer-dryers and private balconies.
The entry-level one-bed extends to some 538sq ft with a full market value of £387,500.
At the other end of the scale, a three-bed worth £650,000 stretches to 934sq ft on the tenth floor, with a 25% share costing £162,500.
Homes at East River Wharf start at £96,875 for a 25% share
connected up: East River Wharf
Transport connections nearby are excellent with the DLR offering rapid links to Canary Wharf, London City Airport and beyond.
Shared ownership allows buyers to get on the ladder with a smaller deposit than if they were buying a home outright by allowing them to purchase typically 25% of a home.
For the entry level property at East River Wharf, for instance, a deposit of £4,844 could be enough to secure a 95% mortgage on the £96,875 price.
Buyers then pay rent on the unowned portion of the property, the mortgage on their portion of it and the service charge.
This usually works out cheaper than renting a comparable home in the same area.
Those who own a share can also choose to increase their stake in a property over time – a process known as staircasing – until they own the whole thing, or can sell their portion should they wish to move.
The view from the Sky Lounge at Riverscape
key details: East River Wharf
The open day at East River Wharf is set to take place on January 18, 2025, from 10am to 4pm at the development’s Sky Lounge.
“There’s a real difference between renting from a private landlord and from a build-to-rent company,” said Amelia Polowyj of Native Residential, the company British Land has engaged to manage its Alma scheme at Aldgate East.
The sharp angles of its triangular tower on the corner of Whitechapel High Street and Commercial Road house some 159 apartments, each available to let for up to 24 months.
Sprinkled with a wealth of amenities, it’s a 24/7 operation with its own bespoke scent and work on its walls from local artists.
“One of the benefits is having a dedicated team on-site you can speak to face-to-face if there are any issues in the property,” said Amelia, Alma’s general manager.
“As build-to-rent becomes a bigger part of the market as it has done in America, it will showcase why it’s a good option.
“For example, we have people moving from overseas who aren’t familiar with London, so having someone on reception who can recommend their favourite restaurant or local service is great.
“That joins up the dots and isn’t something you can find in private rental.”
It’s a topic that Amelia is passionate about having moved from the world of retail to property.
Initially she managed high-end student accommodation and then build-to-rent properties in and around Manchester.
Native Residential’s Amelia Polowyj, general manager at Alma
delivering on customer service at Alma
“It was while I was at Vita Living that a resident handed me a letter on her final day with us,” said Amelia.
“She wanted to convey how much it had meant to her that from her very first week I’d remembered her name and apartment number when she came to talk to us.
“That was so impactful to me – that something I would describe as simply good customer service, had meant so much to her. It demonstrates the kind of service people can expect.”
Amelia said that while people in rental schemes in Manchester were largely waiting to buy, the London market at developments like Alma was different.
“People here are very content to rent as a choice,” she said. “Alma, for instance, is very much at the upper end of the market.
“We provide as much of a tailored experience here as is humanly possible – it’s a premium living product.
“We’re the first operator to launch in Aldgate East and will be 25% occupied by the end of the year. Every apartment comes with a full suite of integrated appliances.
“There are American-style fridge-freezer, wine coolers, comfort cooling, washer-dryers and underfloor heating in the bathrooms.
“All of the appliances are smart so you can control them from your phone – turning on your oven while you’re on your commute so it’s ready to cook when you get home.
“The homes all have either a winter garden or terrace depending on the layout, the former offering tenants the best of both worlds and making the space a genuine extension of the apartment.
“The architects have been careful to ensure all bedrooms are a good size to cater for people who are sharing.
“The furniture, which is included in the price alongside Samsung Smart TVs, has been designed and curated so as not to overwhelm the rooms.
“The designers have really thought about the logistics – how someone’s going to use the space.”
Apartments at Alma feature bedrooms designed to cater for tenants who are sharing the property
residents’ facilities
Beyond each apartment, the development offers a wide selection of facilities for residents to use.
There’s an expansive triangular roof terrace complete with sun loungers and views towards the City and the East End, a lounge for relaxation that doubles as a private kitchen and dining room and a screening room for when the Samsung TV isn’t quite enough.
There’s also a small gym and a shared workspace on the ground floor with bookable pods for those who need privacy.
Alma is pet-friendly, with no extra charges for those who like to live with animals and boasts its own service app with features such as dry cleaning and dog walking.
“Everything’s been thought through in great detail, even if residents won’t necessarily notice immediately,” said Amelia.
“The furniture in the apartments and the communal areas is all sustainable and has been designed to be easily repairable should the need arise.”
Besides the facilities, Alma’s greatest attraction is perhaps its location.
The Monopoly board is looking very much out of date, with Whitechapel an increasingly desirable part of town thanks to its walking-distance proximity to the City, extensive regeneration locally and impressive transport links resulting from the arrival of the Elizabeth Line.
The latter offers a three-minute connection to Canary Wharf after a 10-minute walk and a direct route to much of central London as well as Heathrow Airport.
The scheme is also within walking distance of the Square Mile’s offices, the vibrancy of Shoreditch and the historic sites of Tower Hill.
The development boasts an expansive, shared roof terrace – image Tom Bird
work-life balance at Alma
“More than ever, especially following the pandemic, people are starting to understand the value of work-life balance,” said Amelia.
“Having the ease of a 10-minute walk to and from work is a massive positive.
“And there’s so much to do in the local area – we have a community host who has set up a network of neighbourhood heroes so our residents can get benefits from local businesses.
“Right now it’s about getting the Alma brand out there.
“We have a cap on the number of students we’ll take as tenants at about 20% because we want to ensure a mix with professionals in the building.
“We already have quite a few corporate clients and we’re aiming for a nice balance, with short stays also available on the 11th floor so people can try out life at Alma.”
Part of the communal suite of residents’ facilities at Alma
key details: Alma
Alma is located on the corner of Whitechapel High Street and Commercial Road close to Aldgate East Tube Station.
The build-to-rent development comprises 159 apartments with prices starting at £2,950 per month for a studio.
One-beds start at £3,325, while two and three-beds are £4,172 and £5,488 respectively.
The duplex penthouse is currently on the market for rent at just under £10,000.
Peabody New Homes has released a collection of studio, one and two-bedroom apartments at a development with direct access to West Ham station offering a multitude of connections.
Hitting the market recently, the properties are situated in the 14-storey Cherry Point and form part of Berkeley Homes’ extensive Twelvetrees Park scheme on the site of a former gasworks.
“An unmissable opportunity for east London’s aspiring homebuyers, our shared ownership collection at West Ham Village is a calming retreat within easy reach of the bustling city centre,” said Joe Farrington, head of sales for West Ham Village at Peabody New Homes.
“Cherry Point is a remarkable selection of homes at the heart of a growing community, benefiting from a new neighbourhood where buyers need not travel far to embrace extensive amenities and leisure pursuits.
“Now launched, we urge prospective buyers looking to be amongst the first to discover this shared ownership collection by registering their interest on our website now.”
Studios, one-beds and two-beds are available
new homes at West Ham Village
The properties themselves feature open-plan design with oak laminate flooring and carpets in the bedrooms.
Fitted kitchens naturally come with integrated appliances and some properties come with private outdoor terraces.
Based on the development’s brochure, buyers can expect studios at around 550sq ft, one-beds at 630sq ft and two-beds between 730sq ft and 830sq ft.
On-site amenities will include a Sainsbury’s Local and plans for restaurants and cafés around a central square that promises to host seasonal markets, coffee stalls and street food vendors.
Perhaps the key selling point for West Ham Village is its transport links – a key consideration for anyone buying in London.
The station is in Zone 2, offering Jubilee, District, Hammersmith And City, DLR and C2C services, meaning residents will be able to get to vast swathes of the capital in less than half an hour.
Stratford and Canary Wharf are a three or seven-minute journey away once you’re on the train making for a rapid commute to either destination.
The development is located right next to West Ham station
at the heart of east London’s regeneration
Positioned between these two flourishing regeneration projects and connected directly to Greenwich Peninsula and Canning Town, the scheme forms part of the second big wave of east and south-east London renewal, which is currently under way.
As the major powerhouse projects continue to drive prosperity across the area, places like West Ham, Bow, Poplar and the south of the Isle Of Dogs are all slated for growth and change.
This will increasingly see the gaps between the larger schemes shrink as developers turn their attentions to fresh opportunities, aiming to capitalise on the existing attractions of neighbourhoods.
For West Ham Village, these include the quirks of Star Lane including Cody Dock’s impressive ecological regeneration (including the world’s only hand-cranked rolling bridge), Fold nightclub and the Star Lane Pizza Bar, a heady blend of food, music, recording facilities and workspace.
But in such a well-connected location, there’s also the opportunity to shop on the Wharf or in Stratford and discover the true wealth of amenities east London now offers.
Soon these will include the cultural titans of East Bank, home to two V&A museums, the BBC’s music operation, Sadler’s Wells East and the vibrant student communities of UCL and the London College Of Fashion.
Who wouldn’t want to be right at the heart of all that?
Homes at West Ham Village start at £98,750 for a 25% share of a studio apartment
key details: West Ham Village
Prices for a shared ownership property at West Ham Village start at £98,750 for a 25% share of a studio based on a full market value of £395,000.
The translucent hues of a semi-precious stone much prized across Asia and readily imported over generations by the British, have given the latest phase of residential development London Dock its name.
Jade Wharf in Wapping is part of St George’s 2,000-home scheme and presents buyers with 99 apartments to choose from ranging in size from studios to three-beds.
Prospective purchasers can expect floor-to-ceiling windows and kitchens set out with oak herringbone flooring, stone-effect worktops, a choice of colours and integrated smart appliances.
There’s also a Curators Collection of apartments that feature add-ons such as app-controlled security and Alexa-controlled lighting and music.
Bathrooms will boast free-standing marble basins and stone floors.
St George, which is part of the Berkeley Group, will also be undertaking extensive landscaping for residents to enjoy, promising a “calming and tranquil” communal garden with water features, trees, plants and places to sit.
Facilities at the development include The Club, which boasts a gym, squash court, virtual golf suite, swimming pool, jacuzzi, sauna and steam room as well as a private screening room.
Properties at Jade Wharf feature balconies overlooking landscaped gardens
lounge around
Freshly launched alongside Jade Wharf is the scheme’s Mauretania Lounge, offering residents a wealth of facilities themed on a 20th century ocean liner.
Extending to some 6,000sq ft of space, these include a private dining room, an observation lounge, a drawing room and a Palm Room dedicated to relaxation.
St George managing director, Marcus Blake, said: “The London Docks was a bustling area of discovery and travel in its heyday and we have carefully honed this spirit into the creation of our latest collection of homes in Jade Wharf.
“The combination of artfully designed apartments, private gardens and hotel-style amenities, nestled between two of the largest financial centres in the world, creates a captivating offer for buyers.
“An established and friendly community, London Dock is already home to many residents who love the harmonious balance of living amongst 7.5acres of tranquil open space, just moments from the hustle and bustle of some of London’s most dynamic neighbourhoods.”
The Mauretania Lounge will open alongside Jade Wharf
building a community at London Dock
As a major regeneration project, London Dock already offers a selection of on-site amenities including established hospitality businesses such as Champagne Route, Urban Baristas, Slurp Noodles and Motherdough for pizza.
As well as a pharmacy, there’s E1 Crossfit and the recently launched Club Pilates (see Page 12) for those seeking to boost their fitness levels.
Located within walking distance of Shadwell DLR and Overground stations and Tower Hill Tube, the development also benefits from its proximity to the attractions of St Katharine Docks, Tower Bridge and the Tower Of London.
Residents can also easily walk to Whitechapel or Aldgate East for more restaurants, bars, shops and connections to the Elizabeth Line and District and Hammersmith And City lines respectively.
An artist’s impression of the main staircase at the Mauretania Lounge
key details: Jade Wharf at London Dock
Prices at Jade Wharf range from £715,000 to £1,335,000. Interested parties can call the sales team on 020 3966 6164, email sales@londondock.co.uk or visit the London Dock Sales and Marketing Suite at Arrival Square for more information.
- Jon Massey is co-founder and editorial director of Wharf Life and writes about a wide range of subjects in Canary Wharf, Docklands and east London - contact via jon.massey@wharf-life.com
“Renting in London is a daunting situation for first-time buyers, many of whom feel they have no choice but to accept sub-par conditions for an extortionately high price,” said Kevin Sims, director of affordable housing provider SO Resi.
His statement is backed up by data.
Property portal Zoopla’s latest report on the rental market found that around 21 people were competing for each new listing appearing on its site nationwide, let alone in London.
The organisation’s most recent rental report also found the average monthly rent in the capital was £2,172 – almost 70% higher than the UK average.
While the forthcoming Renters Rights Bill may go some way to addressing issues in the sector for tenants, the changes are not expected for many months, which will be of scant comfort to those renting now.
“There is a solution, however, and that is shared ownership,” said Kevin.
“The scheme offers a low-deposit route onto the property ladder and many buyers of such homes find their monthly repayments are lower than renting in the capital.
“With shared ownership, Londoners finally have the chance to build up equity in their property and find the peace of mind that comes with home ownership.”
SO Resi Canning Town is located at Manor Road Quarter
The scheme is located a few minutes from Tube, DLR and bus links at Canning Town station and enjoys the many benefits of the area’s extensive regeneration.
For example, there’s craft beer at Husk’s taproom, modern Italian food at Pepenero, a bouldering facility at Rise Climbing and outdoorsy activities at Bow Ecology Park and environmental community project, Cody Dock.
But what will buyers actually be getting at the scheme? SO Resi – part of Metropolitan Thames Valley Housing, the fifth largest housing association in the UK – is set to launch a show home at the development on September 26, 2024, so interested parties can get a feel of what’s on offer.
Apartments come complete with fitted kitchens and bathrooms, fully integrated Zanussi kitchen appliances, and solid timber floors.
They feature open-plan layouts – with total living space ranging from 556sq ft to 971sq ft – and each has a private balcony as well as plenty of storage.
A kitchen at SO Resi Canning Town
getting on the ladder
Buying a share in a property is affordable and may be attractive for multiple reasons.
Firstly, the amount of deposit a buyer requires is lower.
The scheme allows people to purchase between 10% and 75% of a home (although usually starting at 25%), while paying below market rent on the rest, alongside a service charge.
That means buyers could purchase their share with a mortgage and potentially only need 5% of its value as a deposit – £4,906 at SO Resi Canning Town, for example.
Buyers are free to live in their homes as though they owned the whole thing with no threat of eviction.
If desired, they can also choose to increase their share in a process known as staircasing until they own the property outright.
The apartments feature open-plan layouts and balconies
key details: SO Resi Canning Town
Prices at SO Resi Canning Town start at £98,125 for a 25% share of a one-bedroom apartment (based on a full market value of £392,500).
A new show home is set to launch at the development on September 26, 2024.
- Jon Massey is co-founder and editorial director of Wharf Life and writes about a wide range of subjects in Canary Wharf, Docklands and east London - contact via jon.massey@wharf-life.com
“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.”
Broker at Boat Sales By Aquavista, Richard Hogarth
a lifestyle choice
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 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.”
Aquavista also operates Poplar Marina in Blackwall
the practicalities: Boat Sales by Aquavista
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.”
Many house boats feature chic interiors and are ready to move onto
a permanent home
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 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.
Prospective buyers can tour boats at Limehouse Marina on September 14
catch Boat Sales by Aquavista’s Limehouse Open Day
For those interested in learning more, Boat Sales by Aquavista is set to host an Open Day at Limehouse Marina on September 14, 2024.
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.”
A Greenwich house boat moored at Limehouse Marina, available through Boar Sales by Aquavista
case study: new boats at Limehouse and Poplar Marinas
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, underfloor heating in the bathroom and a skylight to flood the craft with natural light.
Viewing is highly recommended.
The wide beam barge offers plenty of living space
key details: Boat Sales by Aquavista
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.
- Jon Massey is co-founder and editorial director of Wharf Life and writes about a wide range of subjects in Canary Wharf, Docklands and east London - contact via jon.massey@wharf-life.com
Next time you’re in an office or a workspace of any kind, just stop for a minute and take time to notice its design.
The colours, the furniture and even the layout will have likely been chosen and combined by someone like Maz Mahmoudi, founder and director of 3equals1 Design.
The company moved its clutch of creatives to Cannon Workshops, adjacent to Canary Wharf, a year ago, relocating from Waterloo to build on nearly a decade and a half in business.
“We were based at an old city farm in Waterloo for seven years before moving here, but developers got their hands on it,” said Maz.
“I looked around and was trying to think what the good transport links would be.
“Selfishly, I wanted somewhere I could get to my home in Kidbrooke from, as I have a baby.
“We looked at a place in Mile End, but it was a bit sketchy and then noticed a ‘To Let’ notice as we were going past Cannon Workshops. We saw this unit and loved it.
“The move allowed us to reimagine our own workspace.
“We did the flooring, all the painting, the wiring and the electrics.
“I like that it’s on two levels and we love the community aspect of being here too.
“I had no idea this whole world even existed – the dock, the nice little pubs and London Museum Docklands.
“This was the first time I’d signed a five-year lease, which felt very grown up – we need to keep the business going for at least that long.”
3equals1 Design is now based at Cannon Workshops next to Canary Wharf
a history in design
Maz is energetic, interested and interesting, suggesting that another few years won’t be much trouble to achieve.
Having originally trained as a furniture designer, she initially embarked on a career as a maker and found herself the only woman on the workshop floor.
“I had a great time,” she said. “But furniture making is physical.
“By 30 a lot of the guys were having back problems and I found myself at a crossroads trying to decide what I wanted to do.
“I did a bit of set building for movies and some art direction, before going on to work at a furniture dealership.
“I’ve always loved furniture. People identify with it.
“There’s comfort and longevity there – history and craftsmanship too.
“A dining table might be used for Christmas dinners or summer parties, but it’s also where the kids do their drawing.
“Dealers curate pieces for architects and it was mostly workplace stuff.
“I was made redundant in the 2008 credit crunch and then went on to work for a design-and-build architecture firm, learnt a lot about that sector and was then made redundant again.”
The company has taken on a diverse range of projects in its 14 years
founding 3equals1 Design
While dreaming of relocating to New York, but with limited visa prospects, Maz decided to start her own design business with two friends.
Her partners went on to pastures new, but she stuck with 3equals1, evolving the company as new work came in.
“I started it in London at my kitchen table and it’s really changed,” she said.
“Initially my customer base was all furniture dealers.
“I’d get floor plans and made sure furniture fitted the spaces.
“Then I’d get work from design-and-build companies that didn’t have their own in-house designers.
“There wasn’t any huge strategy, just a lot of interest – going out, networking and speaking to the right people.
“I’d meet clients who would ask me to come back and do more work and now we work with a few asset managers when they are trying to get tenants into their buildings.
“After Covid, nobody wanted to be in a workspace with desks and boardrooms, everybody wanted to feel places were personalised – a home away from home.
“Then there’s sustainability to consider.
“We really have grown organically.
“Today we are predominantly commercial interior designers for workplaces, hospitality venues and some residential properties for developers.”
Maz’s firm always aims to design a space for the people who wil use it
interrogating the space
Whatever the project, understanding how a space will be used by those inhabiting it is crucial to Maz and her team’s process.
“I couldn’t do any of this without the people around me – having different designers with their own ideas is what keeps us varied as a business,” she said.
“Each of us challenging each other is what makes design really exciting and organic and prevents it from becoming stale.
“It’s especially important when we’re designing an environment for lots of people not to be a lone ranger – you need different voices to make sure you’re catering for the different people you’re designing for.
“When a client comes to us with a space, we try to understand the demographic of the people working in the company.
“How do they dress? Are they in suits, smart casual or jeans?
“We need to create an environment where they will feel at home.
“ Everyone says that most of our lives are spent in work – so to have a comfortable space allows people to be productive.
“We look at everything, from the flooring to the architecture of the building we’re working with and we try to give a nod to that.”
3equals1 Design recently designed Fleurie wine bar in Bermondsey Street
a sustainable approach
“We also look at longevity – we typically don’t want to do overly fashionable design that’s cool for a year and then everyone would feel deflated.
“For me, a big part of sustainability is how long the materials you put in will last.
“It’s about getting the right stuff in – timeless design that doesn’t shout.
“It’s also about speaking to people. But it’s not about what I or the team want for their office.
“It’s about what the client wants. They have to be happy where they are.”
3equals1 Design is eager to collaborate with more companies in Canary Wharf and east London and there’s one particular project on Maz’s wish list.
“I really want to design a pub,” she said.
“It would be great to really rethink what the space could be. I have this idea that it could be a co-working space during the day and then turn back into a drinking den in the evening.”
The wine bar’s warmly-lit interior
key details: 3equals1 Design
3equals1 Design is a workplace interior design company based at Cannon Workshops near West India Quay.
Maz and her team offer a range of services to transform and refresh spaces for all kinds of organisations and businesses.
- Jon Massey is co-founder and editorial director of Wharf Life and writes about a wide range of subjects in Canary Wharf, Docklands and east London - contact via jon.massey@wharf-life.com
“I would still be renting or living with my parents if it wasn’t for shared ownership – it gives you a lifeline, especially in your 20s or 30s,” said Farhana Mallick.
The history teacher turned to affordable housing provider NHG Homes when she began looking to put down roots in her home city.
Having been raised in east London, she’d spent her early 20s living in this part of the city and so initially looked at properties in Tower Hamlets and Ilford.
However, it was Royal Docks that ultimately turned her head, opting to purchase a quarter of a three-bedroom apartment in 2021.
“I decided I was done losing my money on rent,” said Farhana, who now teaches at a school in Barking And Dagenham.
“I wanted to invest in a property, and have a home I could make my own.
“Shared ownership really appealed to me because it meant I required a much smaller deposit than if I was buying privately.”
More shared ownership homes are set to become available at Royal Albert Wharf
a deposit, a mortgage and rent
Farhana, then aged 25, used a £13,250 deposit to buy her share of a property at NHG Homes’s Royal Albert Wharf scheme, taking out a mortgage to cover the remainder of the £132,500 cost.
The apartment, which was then valued at £530,000, costs her £1,391 per month which breaks down as £606 on the loan, £497 in rent and £288 in service charge.
“As a first-time buyer, NHG Homes really helped me to understand the process, and what the steps were,” said Farhana.
“I think many people aren’t aware of what shared ownership is or its benefits, but NHG Homes was so transparent and happy to answer all of my questions – the whole purchase was smooth and enjoyable, with wraparound care from the team.
“As a young person, living in this city, this home gives me great flexibility to either increase my share or sell it based on the market – I could definitely see myself raising a family here.
“With shared ownership making my home more affordable, I’ve now got a spare bedroom and a great community on my doorstep.
“If I was to move homes, I think my next purchase would also be with shared ownership – I can’t recommend it enough.”
The development is located at the end of Royal Albert Dock and is on the banks of the Thames
selecting Royal Albert Wharf
NHG Homes and other affordable housing providers offer multiple locations where buyers can purchase shared ownership homes, so what made Royal Albert Wharf stand out?
“I’ve stuck to my roots as I grew up in east London and the Royal Albert Wharf community has got a really modern and stylish twist to it,” said Farhana, who has now lived in the area for more than two years.
“I do travel into central London, but often I feel like I don’t really need to, because I’ve got so many things on my doorstep.
“If I am going into town, then I’ll take the DLR as it has so many connections.
“I shop locally a lot, including at Gallions Reach Shopping Park and also Beckton Triangle Retail Park, both of which are very close.”
The development is well connected, with Gallions Reach DLR station less than 10 minutes’ walk offering connections across east London including to the Elizabeth Line at Custom House.
From there, Canary Wharf is three minutes’ away, while Liverpool Street is nine minutes.
Royal Docks itself, which is currently undergoing billions of pounds of regeneration, offers multiple amenities including watersports, events at Excel, restaurants, bars and a new strip of attractions at Immerse LDN – find out more here about The Friends Experience: The One In London, which recently opened there.
Farhana said: “Residents have created a great community here and that’s really rare to find, especially as a young person.
“We have our own group, which is great as you can get to know other people living here.
“When I have friends or family visit, there is so much to do on the doorstep – from brunch to Yoga classes and a regular food market on Fridays as well as events happening in Royal Docks.
“There’s a children’s playground being built at the moment as well, and there’s a gym planned – I feel like it’s constantly evolving.
“I’m trying to get into my fitness these days and living here has helped that because it makes me want to get outside.
“It’s so rare to see open water like this in the city. It’s a lovely area to be in.”
As a location to buy, Royal Docks makes a solid case. With much regeneration taking place locally and further transport links proposed, demand for homes is only likely to grow.
Farhana enjoys a coffee at The Well Bean Co, her local cafe
key details: Royal Albert Wharf
NHG Homes is set to launch a fresh collection of shared ownership properties at Royal Albert Wharf in September.
A new show home is set to launch at the scheme on August 31, 2024.
Apartments are also available for private sale at the east London development with prices for one, two and three-bedroom homes starting at £375,000, £494,995 and £660,000 respectively.
- Jon Massey is co-founder and editorial director of Wharf Life and writes about a wide range of subjects in Canary Wharf, Docklands and east London - contact via jon.massey@wharf-life.com
“With Newham Council and the GLA’s £3.7billion regeneration project for Canning Town and the Royal Docks, the area is quickly becoming a sought-after area of London,” said Kevin Sims, director at SO Resi.
“The unpredictability of the housing market coupled with high pricing has been putting aspiring homeowners at a major disadvantage compared to previous generations of home buyers.
“At SO Resi, we aim to level the playing field by offering more opportunities for shared ownership solutions.”
In a bid to alleviate buyers’ affordability troubles in such a vibrant area, SO Resi – the shared ownership brand of Metropolitan Thames Valley Housing, the fifth largest housing association in the UK – is currently selling a collection of 37 apartments.
SO Resi Canning Town’s one, two and three-bedroom homes are located at Manor Road Quarter, the latest development by the English Cities Fund – which was also responsible for the regeneration of nearby Rathbone Market.
The immediate area boasts a multitude of attractions, including craft beer at Husk, modern Italian food at Pepenero, a bouldering facility at Rise Climbing and outdoorsy activities at Bow Ecology Park and environmental community project, Cody Dock.
The development itself will add a newly created park as well as space for shops alongside the homes that are bring created.
The shared ownership properties themselves feature open-plan living areas, fully fitted kitchens with Zanussi appliances and solid timber floors.
All enjoy private balconies and feature built-in storage solutions, with living spaces ranging from 557sq ft to 971sq ft.
One, two and three-bedroom homes are available at the development
a compelling location
“These properties at our Canning Town development are the perfect example of our aim,” said Kevin.
“Proposed plans from the council mean the town centre is set to be home to a new community hub, cinema, shops and office spaces as well as brand new shared ownership homes, underscoring the increased popularity of this form of buying as an option for prospective homeowners.
“By choosing from our 37 shared ownership properties available at our SO Resi Canning Town development, prospective homeowners are set to gain a foothold in London’s property market alongside becoming a part of a vibrant and emerging community.”
Residents at the scheme will be within walking distance of City Hall at Royal Docks, the home of the English National Ballet at London City Island and the art and heritage of Trinity Buoy Wharf.
It’s a compelling offering, even before you factor in the bustle of Stratford, the Queen Elizabeth Olympic Park, Westfield Stratford City, Canary Wharf, The O2 and Greenwich Peninsula – all within two Tube stops or less.
Canning Town station is also a major bus interchange, meaning residents can easily access areas such as Bethnal Green, Aldgate, Walthamstow and even Romford.
Under shared ownership residents purchase between 25% and 75% of a home with a deposit of as little as 5%.
They then pay rent on the remainder and can choose to purchase more of the property – as little as 1% per year if desired.
The apartments at SO Resi Canning Town feature open-plan living areas
key details: SO Resi Canning Town
SO Resi Canning Town is a collection of 37 apartments ranging in size from one-beds to three-beds.
Prices at SO Resi Canning Town start at £96,875 for a 25% share of a one-bedroom apartment, based on a full market value of £387,500.
- Jon Massey is co-founder and editorial director of Wharf Life and writes about a wide range of subjects in Canary Wharf, Docklands and east London - contact via jon.massey@wharf-life.com
