TwelveTrees Park

A large new neighbourhood beside West Ham station in East London, which the developer plans for over 4,700 homes over 22 years; the current release is The Redwood, a 34-storey tower of suites and 1 to 3 bedroom apartments, with most listed homes due in 2027.

Project at a glance

Developer

Berkeley

Location

West Ham, East London, E16 4DA

Travelcard zone

Zone 2/3

Local authority

London Borough of Newham

Completion

Developer’s estimate as at 16 October 2026: Q1 to Q2 2027 for most listed homes in The Redwood; some completed homes are also listedCompletion dates are estimates and can change.

Home types

1 bedroom suites and 1, 2 and 3 bedroom apartments

Tenure

Leasehold, 999 years (start date not published)^{2, 3}Developer statement

Starting price

From £515,000Starting price for a 1 bedroom suite in The Redwood, completion estimated Q1 2027. Developer’s website, checked 16 October 2026.¹

Home types and prices

Example homes from the developer’s list on 16 October 2026 Developer statement

• Ask for the floor plan: Suite

  Suite

  The Redwood · No. 28.04

  • 475 sq ft (44.1 m²)
  • Estimated Q1 2027

  Listed price£515,000^{4, 5}

• Ask for the floor plan: 1 bedroom

  1 bedroom

  The Redwood · No. 29.03

  • 592 sq ft (55.0 m²)
  • Estimated Q1 2027

  Listed price£532,500⁶

• Ask for the floor plan: 2 bedrooms

  2 bedrooms

  The Redwood · No. 15.06

  • 858 sq ft (79.7 m²)
  • Estimated Q2 2027

  Listed price£712,500⁷

• Ask for the floor plan: 3 bedrooms

  3 bedrooms

  The Redwood · No. 13.05

  • 1,018 sq ft (94.6 m²)
  • Completed

  Listed price£870,000⁸

One home per type, as listed; homes sell and prices change. Sizes are the developer’s figures in square feet, converted to m² by us (1 sq ft = 0.0929 m²).

• Listed prices run from £515,000 to £1,320,000. The Redwood, a 34-storey tower, has 1 bedroom suites and 1, 2 and 3 bedroom apartments listed from £515,000 to £1,320,000, mostly with completion estimated in Q1 or Q2 2027; one completed 3 bedroom home in Evergreen Point is listed at £906,500. The June 2026 factsheet gives Q4 2026 to Q1 2028 for The Redwood.^{1, 2, 9, 10}Developer statement
• The current availability table gives Q1 2027 for apartment 28.04 in The Redwood. Its individual page shows £515,000 but omits the floor area and completion date; the availability table gives 475 sq ft.^{4, 5}Developer statement
• Reservation fee in The Redwood: £2,500 for 1 bedroom suites and 1 bedroom apartments, £5,000 for 2 and 3 bedroom apartments and £10,000 for penthouses; contracts are exchanged within 28 days of reservation (factsheet, June 2026).²Developer statement

Prices are the developer’s listed prices on the date checked.

Facilities

• The Cordova Club, for residents, has a 24-hour concierge, residents’ lounge, gym, business lounge and screening room. A wellness suite with a swimming pool is planned for future phases, subject to planning approval; it is not built yet.^{2, 11, 12}Developer statement
• Car parking spaces are available by separate negotiation, with electric car charging points, bicycle storage and a car club (The Redwood brochure, January 2026). The developer gives 12 acres (about 4.9 hectares) of green space. A new station entrance is due to open in 2027 and does not exist yet.^{1, 12, 13}Developer statement
• The development page says a new station entrance is due in 2027; this is a future facility, not an entrance already open.¹Developer statement

Facilities as described by the developer; access can depend on the building and on the service charge.

Video

Nothing loads from YouTube or Google until you press a button; the video then comes from youtube-nocookie.com and the map from google.com, and Google’s privacy policy applies to them.

Location and transport

West Ham station (Jubilee, District and Hammersmith & City lines, DLR and c2c) next to the sales suite; a new station entrance is planned for 2027.

Nearest stations

• West Ham

  “moments” from the sales suite (no time given)¹⁶

  Lines: Jubilee, District and Hammersmith & City lines, DLR and c2c¹⁷

  Travelcard zone: 2/3¹⁷

Lines: Verified (official source). Walk: Developer statement. Travelcard zone: Verified (official source).

Journey times

• Bank

  15 min

  15 min from West Ham station (District line, Central line; 1 change); developer’s figure: 16 min to Monument/Bank by District line^{2, 18}Verified (official source)

• King’s Cross

  25 min

  25 min from West Ham station (Hammersmith & City line; no change); developer’s figure: 28 min by Hammersmith & City line^{2, 19}Verified (official source)

• Canary Wharf

  7 min

  7 min from West Ham station (Jubilee line; no change); developer’s figure: 7 min by Jubilee line^{2, 20}Verified (official source)

• Heathrow

  57 min

  57 min from West Ham station (District line, Elizabeth line; 1 change)²¹Verified (official source)

• Stratford

  3 min

  3 min by Jubilee line from West Ham²Developer statement

• London Bridge

  13 min

  13 min by Jubilee line from West Ham²Developer statement

• London City Airport

  10 min

  10 min by DLR from West Ham²Developer statement

Times to Bank, King’s Cross, Canary Wharf and Heathrow marked as verified are the fastest TfL Journey Planner result for leaving the named station at 09:00 on Wednesday 21 October 2026, including walking between platforms; other times are the developer’s published figures. None are door-to-door times, and where we could not verify a time we leave it blank rather than estimate it.

Schools nearby

• St Helen’s Catholic Primary School (primary, ages 2 to 11), E13 8DW, about 1.0 km: Ofsted Outstanding, inspection of 6 December 2022.^{22, 23}Verified (official source)
• Curwen Primary School (primary, ages 3 to 11), E13 0AG, about 1.2 km: Ofsted Outstanding, inspection of 22 November 2023.^{23, 24}Verified (official source)
• Portway Primary School (primary, ages 1 to 11), E13 0JW, about 1.3 km: Ofsted Outstanding from its full inspection of 27 March 2019; latest inspection 11 February 2025, with no new overall grade.^{23, 25}Verified (official source)

Distance is a straight line between postcodes, not a walking route. Each school sets its own admission rules, and living nearby does not secure a place. Outstanding is Ofsted’s highest grade; the result and date are those on the school’s Ofsted page on the date checked.

The area and its plans

• Newham Council: the neighbouring Canning Town Enterprise Hub, about 60 hectares bounded to the north by the Bromley-by-Bow Gasworks and Twelvetrees Park developments, has a Strategic Regeneration Framework adopted in October 2025, and funding is in place to build the Mayer Parry Bridge to Tower Hamlets (status: proposal). The council page covers the area next to the development, not the development itself.²⁶Verified (official source)
• The developer describes TwelveTrees Park as the first phase of a 22-year regeneration with over 4,700 new homes and 250,000 sq ft of retail and commercial space (status for the later phases: proposal).¹Developer statement

Plans can change or be delayed. We do not draw conclusions about future prices or rents from them.

Ownership and running costs

Tenure	Leasehold, 999 years (start date not published)2, 3Developer statement
Service charge	For example apartment 15.06, the published estimated service charge is £5.95 per sq ft a year, £5,105 a year in total. The June 2026 factsheet instead gives £5.99 per sq ft excluding the sinking fund; the figures have different scopes.2, 7Developer statement
Ground rent	Peppercorn (a nominal, zero-cost rent) for all reservations from 30 June 20222, 3Developer statement
Council tax band	Shown as ‘TBC’ (to be confirmed) for the example homes; the factsheet lists Newham 2025/26 figures from £1,649.74 a year (1 bedroom, from band C) to £2,268.39 (3 bedrooms, from band E).2, 6, 8Developer statement
Energy rating (EPC)	Band B for the completed example homes 13.05 (score 87) and 31.06 (score 86); not shown for the off-plan homes3, 8Developer statement

A figure with a source number comes from the developer’s published documents on the date shown. It applies to the development or to the one home named, and can be different for the home you choose. For a specific home we obtain the lease length, service charge budget, ground rent, council tax band and parking terms from the developer in writing and send them to you before any viewing. Our guide to leasehold and service charges explains how to read these figures.

Rent evidence

• Newham, August 2026, average monthly private rent: 1 bedroom £1,630, 2 bedrooms £1,993, 3 bedrooms £2,212.²⁷Verified (official source)

Average private rents across the whole borough, published by the Office for National Statistics. They are not a rent estimate or valuation for homes here, and we do not publish yield figures.

Developer offers

• At TwelveTrees Park Berkeley advertises a no-deposit mortgage from Gable Mortgages under the Own New scheme, with a five-year fixed rate, for first-time and next-time buyers; its example is a £515,000 home bought with no deposit. It is arranged only through brokers registered with Own New, a scheme run by Market Mortgage Ltd; other buying costs still apply and rates and terms can change. Eligibility for overseas buyers is not stated.^{1, 28}Developer statement

Offers change and apply to selected homes only. Before you reserve, we confirm in writing whether an offer applies to you.

Buying from abroad: general information

• Stamp Duty Land Tax (SDLT) is paid when you buy a home in England. If any buyer is not UK resident for SDLT purposes, a non-resident surcharge is added on top of the normal rates. For an individual the test is time spent in the UK: you are treated as non-resident if you were not in the UK for at least 183 days in the 12 months before the purchase.²⁹Verified (official source)
• An individual who paid the non-resident surcharge can claim it back by amending the SDLT return if they spend at least 183 days in the UK in a continuous 365-day period within the window that starts 364 days before and ends 365 days after the purchase. The claim must be made within two years of the purchase.²⁹Verified (official source)
• If, after the purchase, you will own more than one residential property, higher rates for additional properties usually apply as well. A developer offer that pays ‘Stamp Duty’ covers only what its terms say; check whether it excludes these surcharges.³⁰Verified (official source)

General information from GOV.UK, not tax advice. Your solicitor or tax adviser confirms what applies to you.

Before you reserve

• Purchase cost breakdown: deposit, Stamp Duty, legal fees and payment timing.
• Stamp Duty calculator: your tax as an overseas or UK buyer.
• Reservation vs exchange: what each step commits you to.
• Buying off-plan: deposits, timelines and what to check.
• Questions to ask before reserving: the checklist we use.
• Rental yield calculator: test your own rent and cost assumptions.

Who it may suit

• Matches a buyer with a budget from about £515,000 who can wait for completion in 2027 and wants a tower apartment next to West Ham station, 7 minutes from Canary Wharf by Jubilee line.^{1, 20}Developer statement

A factual match based on the prices, home types and timing above. It is not a recommendation.

Ask about current availability

Prices and availability change. We confirm both with the developer and, with your agreement, register you with them in writing before any visit. If you buy following our introduction, the developer or a company selling on its behalf may pay us a referral fee or commission.

Enquire about TwelveTrees Parkhello@ogkinvest.co.uk

Sources and dates checked

Every figure on this page comes from the sources below. The small numbers in the text point to them, and each statement says whether it is the developer’s own statement or checked against an official source.

1. 1TwelveTrees Park | Berkeley · Berkeley · read 16 October 2026
2. 2TwelveTrees Park factsheet (June 2026) · Berkeley · read 16 October 2026
3. 3Property 31.06, Evergreen Point · Berkeley · read 16 October 2026
4. 4Property 28.04, The Redwood · Berkeley · read 16 October 2026
5. 5Published property availability | twelvetrees-park · Berkeley · read 16 October 2026
6. 6Property 29.03, The Redwood · Berkeley · read 16 October 2026
7. 7Property 15.06, The Redwood · Berkeley · read 16 October 2026
8. 8Property 13.05, The Redwood · Berkeley · read 16 October 2026
9. 9The Redwood | TwelveTrees Park · Berkeley · read 14 October 2026
10. 10Evergreen Point | TwelveTrees Park · Berkeley · read 14 October 2026
11. 11TwelveTrees Park, The Redwood 2 bedroom homes brochure (October 2026) · Berkeley · read 14 October 2026
12. 12TwelveTrees Park, The Redwood brochure (January 2026) · Berkeley · read 14 October 2026
13. 13TwelveTrees Park host brochure (June 2026) · Berkeley · read 14 October 2026
14. 14TwelveTrees Park Teaser Video - Berkeley Group · Berkeley Group (YouTube) · read 14 October 2026
15. 15Berkeley Group YouTube channel · Berkeley Group · read 14 October 2026
16. 16TwelveTrees Park, How to find us (December 2025) · Berkeley · read 14 October 2026
17. 17TfL StopPoint data: West Ham · Transport for London · read 14 October 2026
18. 18TfL Journey Planner: West Ham to Bank, leaving 09:00 on Wednesday 21 October 2026 · Transport for London · read 14 October 2026
19. 19TfL Journey Planner: West Ham to King’s Cross St Pancras, leaving 09:00 on Wednesday 21 October 2026 · Transport for London · read 14 October 2026
20. 20TfL Journey Planner: West Ham to Canary Wharf, leaving 09:00 on Wednesday 21 October 2026 · Transport for London · read 14 October 2026
21. 21TfL Journey Planner: West Ham to Heathrow Terminals 2 & 3, leaving 09:00 on Wednesday 21 October 2026 · Transport for London · read 14 October 2026
22. 22St Helen’s Catholic Primary School: Ofsted inspection reports · Ofsted · read 14 October 2026
23. 23Postcode lookup used for straight-line distances (ONS Postcode Directory data) · postcodes.io · read 14 October 2026
24. 24Curwen Primary School: Ofsted inspection reports · Ofsted · read 14 October 2026
25. 25Portway Primary School: Ofsted inspection reports · Ofsted · read 14 October 2026
26. 26Canning Town Enterprise Hub – Canning Town and Custom House · Newham Council · read 14 October 2026
27. 27Housing prices in Newham (private rents, August 2026) · Office for National Statistics · read 14 October 2026
28. 28TwelveTrees Park: Own New no-deposit mortgage page · Berkeley · read 14 October 2026
29. 29Rates of Stamp Duty Land Tax for non-UK residents · GOV.UK (HM Revenue & Customs) · read 14 October 2026
30. 30Stamp Duty Land Tax: Residential property rates · GOV.UK · read 14 October 2026