Woodberry Down

A long-running estate regeneration beside the Woodberry Wetlands reservoirs in Hackney, North London, near Manor House station; the current release, the Grove Collection, is off-plan with a 299-year lease.

Project at a glance

Developer

Berkeley

Location

Manor House, North London, N4 2BA

Travelcard zone

Zone 2/3

Local authority

London Borough of Hackney

Completion

Developer’s estimate as at 16 October 2026: Q4 2029 to Q1 2030 (The Iris and The Alba); a few completed homes are also listedCompletion dates are estimates and can change.

Home types

1, 2 and 3 bedroom apartments

Tenure

Leasehold, 299 years (start date not published). This is shorter than the 999-year leases common on other projects here; your solicitor should check it.^{2, 3}Developer statement

Starting price

From £515,000Starting price for a 1 bedroom off-plan apartment in The Iris. 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: 1 bedroom

  1 bedroom

  The Iris · No. A4.00.01

  • 548 sq ft (50.9 m²)
  • Estimated Q4 2029

  Listed price£515,000²

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).

• The Iris is listed from £515,000 to £892,500 and The Alba from £517,500 to £785,000. The Grove Collection factsheet estimates completion in Q4 2029 to Q1 2030. Completed homes are also advertised in the Editions Collection.^{1, 3}Developer statement
• The reservation fee is £2,000 for 1 bedroom and £5,000 for 2 and 3 bedroom homes.³Developer statement

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

Facilities

• The completed buildings have a 24-hour concierge, a private screening room and a games room; the Grove Collection’s concierge will be in a building that is not yet built. Secure cycle storage is provided.^{4, 5}Developer statement
• Set beside 42 acres (about 17 hectares) of open water and 64 acres (about 25.9 hectares) of parkland and nature reserve; no parking details are published.^{1, 4}Developer statement

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

Video

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Location and transport

Manor House station (Piccadilly line) close by; about 7 minutes to King’s Cross.

Nearest stations

• Manor House

  “moments” away (no time given)¹

  Lines: Piccadilly line¹

  Travelcard zone: 2/3⁸

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

Journey times

• Bank

  21 min

  21 min from Manor House station (Piccadilly line, Victoria line, Great Northern, Northern line; 3 changes)⁹Verified (official source)

• King’s Cross

  9 min

  9 min from Manor House station (Piccadilly line, Victoria line; 1 change); developer’s figure: about 7 min^{1, 10}Verified (official source)

• Canary Wharf

  31 min

  31 min from Manor House station (Piccadilly line, Victoria line, Great Northern, Elizabeth line; 3 changes)¹¹Verified (official source)

• Heathrow

  51 min

  51 min from Manor House station (Piccadilly line, Victoria line, Bakerloo line, Heathrow Express; 3 changes)¹²Verified (official source)

• Oxford Circus

  11 min

  11 min from Manor House¹³Developer statement

• Liverpool Street

  14 min

  14 min from Manor House¹³Developer 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

• Grazebrook Primary School (primary, ages 3 to 11), N16 0QP, about 0.9 km: Ofsted Outstanding, inspection of 1 November 2023.^{14, 15}Verified (official source)
• South Harringay Junior School (junior school, ages 7 to 11), N4 1BA, about 1.3 km: Ofsted Outstanding, inspection of 24 May 2023.^{15, 16}Verified (official source)
• William Patten Primary School (primary, ages 3 to 11), N16 0NX, about 1.4 km: Ofsted Outstanding, inspection of 11 October 2023.^{15, 17}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

• Hackney Council: over 20 years the estate is being redeveloped to provide more than 5,500 new homes, community facilities and better public spaces; phase 4 received planning approval in May 2024 (status: under way). The developer’s own figure is over 6,400 homes.^{1, 18}Verified (official source)

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

Ownership and running costs

Tenure	Leasehold, 299 years (start date not published). This is shorter than the 999-year leases common on other projects here; your solicitor should check it.2, 3Developer statement
Service charge	Estimated £4.97 per sq ft a year for the example home A4.00.01 (548 sq ft): £2,724 a year, paid monthly. The factsheet gives £4.89 (The Alba) and £4.97 (The Iris) per sq ft, excluding a sinking fund charge.2, 3Developer statement
Ground rent	Peppercorn (a nominal, zero-cost rent)2, 3Developer statement
Council tax band	Shown as ‘TBC’ (to be confirmed) for the example homes2, 4Developer statement
Energy rating (EPC)	Not yet available for off-plan homes; a completed Crown Collection home (B2.19.02) is band B, score 874Developer 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

• Hackney, August 2026, average monthly private rent: 1 bedroom £2,001, 2 bedrooms £2,489, 3 bedrooms £2,846.¹⁹Verified (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.

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.²⁰Verified (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.²⁰Verified (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.²¹Verified (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 who can wait for completion in late 2029 or early 2030, with a budget from about £515,000 for 1 bedroom, and who is comfortable with a 299-year lease after legal advice.^{1, 2}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 Woodberry Downhello@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. 1Woodberry Down | Berkeley · Berkeley · read 16 October 2026
2. 2Property A4.00.01, The Iris · Berkeley · read 16 October 2026
3. 3Woodberry Down, The Grove Collection factsheet (March 2026) · Berkeley · read 16 October 2026
4. 4Property B2.19.02, The Crown Collection · Berkeley · read 16 October 2026
5. 5Woodberry Down, The Grove Collection brochure (February 2026) · Berkeley · read 14 October 2026
6. 6Woodberry Down Overview - Berkeley Group · Berkeley Group (YouTube) · read 14 October 2026
7. 7Berkeley Group YouTube channel · Berkeley Group · read 14 October 2026
8. 8TfL StopPoint data: Manor House Underground Station · Transport for London · read 14 October 2026
9. 9TfL Journey Planner: Manor House to Bank, leaving 09:00 on Wednesday 21 October 2026 · Transport for London · read 14 October 2026
10. 10TfL Journey Planner: Manor House to King’s Cross St Pancras, leaving 09:00 on Wednesday 21 October 2026 · Transport for London · read 14 October 2026
11. 11TfL Journey Planner: Manor House to Canary Wharf, leaving 09:00 on Wednesday 21 October 2026 · Transport for London · read 14 October 2026
12. 12TfL Journey Planner: Manor House to Heathrow Terminals 2 & 3, leaving 09:00 on Wednesday 21 October 2026 · Transport for London · read 14 October 2026
13. 13Woodberry Down factsheet (January 2026) · Berkeley · read 16 October 2026
14. 14Grazebrook Primary School: Ofsted inspection reports · Ofsted · read 14 October 2026
15. 15Postcode lookup used for straight-line distances (ONS Postcode Directory data) · postcodes.io · read 14 October 2026
16. 16South Harringay Junior School: Ofsted inspection reports · Ofsted · read 14 October 2026
17. 17William Patten Primary School: Ofsted inspection reports · Ofsted · read 14 October 2026
18. 18Woodberry Down regeneration · Hackney Council · read 14 October 2026
19. 19Housing prices in Hackney (private rents, August 2026) · Office for National Statistics · read 14 October 2026
20. 20Rates of Stamp Duty Land Tax for non-UK residents · GOV.UK (HM Revenue & Customs) · read 14 October 2026
21. 21Stamp Duty Land Tax: Residential property rates · GOV.UK · read 14 October 2026