Upton Gardens: shared-ownership flats on sale at West Ham United's former Boleyn Ground stadium redevelopment

As football clubs upgrade their stadiums, their historic former grounds are being transformed into new homes — we take a look at the first-time buyer flats planned for Upton Gardens, West Ham's old Boleyn Ground. 
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Ruth Bloomfield6 November 2018

London football clubs are becoming increasingly important players in the new homes sector, as they swap their historic grounds for swish new venues and develop the vacant old sites for housing.

Nowhere is this clearer than in east London at Upton Park, E13, where West Ham has moved on to the former 2012 Olympic Stadium and the club’s old Boleyn Ground is being developed as Upton Gardens, with 842 homes.

The scheme, in Green Street, mirrors the footprint of the original stadium, with the pitch’s former centre circle at the heart of the open space, and buildings featuring roof terraces, plus a library, play areas and shops.

It’s the biggest development in the area. The hope is that it will kick-start regeneration in a run-down corner of the capital where you can still buy a two-bedroom resale for £250,000.

Private homes at the Barratt London site are priced from £347,990 to £511,990 — good value by London standards but still far out of reach for many first-time buyers. But a new tranche of cheaper homes on the site has just gone on sale, priced from £115,500 for a 35 per cent share of a one-bedroom flat. Visit SiteSales for more information.

From £115,500: 35 per cent of a one-bedroom flat at Upton Gardens, E13, West Ham United FC’s redeveloped Boleyn Ground

HOW THE SUMS ADD UP
Buyers must put down a deposit of at least £11,375 and their total monthly outgoings will be just over £1,000, including mortgage repayments of about £369, rent at £484 and service charge of about £200.

Two-bedroom flats start at £139,650 for a 35 per cent share, and the minimum deposit for these larger flats is £13,965. Monthly outgoings will be about £453 mortgage repayment, rent at £594 and service charge of about £300.

Three-bedroom flats are priced from £171,500 for a 35 per cent share. The deposit here is £17,150, with monthly mortgage payments of £556, rent of £730 and service charge of £350, totalling just over £1,600.

GETTING THERE
Upton Gardens is a short walk from Upton Park Tube station, in Zone 3 on the Circle and Hammersmith & City lines; commuters can get to Canary Wharf or Liverpool Street in less than 20 minutes, and to Stratford in about 10.

It’s not the leafiest of areas but West Ham Park, a mile away, is the largest green space in Newham with lots to do including tennis courts, a picnic area, running track, and — naturally — football pitches.

Resale: this two-bedroom terrace house in Arragon Road, near Upton Park Tube station, is for sale for £379,950

UP-AND-COMING EAST END

Westfield Stratford City up the road takes care of fashion, beauty, food and lifestyle shopping needs, while Green Street itself is the de facto High Street of Upton Park and fine for local food shopping and banks. This being the East End there’s a street market: Queen’s Market, with its old-school traders loudly encouraging buyers to peruse their fruit and veg, cheap kitchenwares, clothes and fabric.

“A supply of high-standard first-time buyer housing is a fundamental requirement in London,” says Eloise Robins, assistant director at SiteSales Property Group. “Upton Park is an exceptional development in an area that continues to undergo rejuvenation. We expect both locals and those looking to live in a family area to be interested in this aspirational part of London.”