Blackhorse Mills, E17

By
Legal & General, Urbanbubble
3rd
Ranked 3rd out of 12 in Walthamstow
4.20 (16 reviews) 4.20 (16 reviews)
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This development has an adequate number of verified resident reviews written in the last 12 months.
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Category Scores

4.81
Facilities
4.69
Design
4.50
Location
4.31
Value
4.31
Management

Excellent

69%

Very Good

19%

Average

0%

Disappointing

0%

Very Poor

13%

Blackhorse Mills is a development by Legal & General. Located in Walthamstow, it overlooks the Walthamstow Wetlands. On site, there are a range of studios, one, two and three-bedrooms to rent. In addition, residents have access to a wide range of amenities available.

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Reviews

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Showing 16 reviews
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Incredible and friendly Front of House team – Blackhorse Mills is the best rented accommodation I will ever live in in London.

Verified Resident
Verified Resident
Review Date Sep 2020

Beautiful flats with top quality furnishings and finishes. I don’t have a balcony but I have the most gorgeous view of the wetlands that is breathtaking. INCREDIBLE facilities – you will struggle to find this in London (pool, tennis court, gym, common room, private dining room, rooftop, bar area etc).

Please tell us what you like and dislike about this area:

I love Walthamstow as a community as well as a location – fantastic transport links (Victoria line is incredibly efficient). The area reflects a strong melting pot of cultures where everyone and anyone can fit in, as well as lovely restaurants, parks and beautiful nature reserves.

Please share one thing (or more) which you wish you had known before you moved in:

Really friendly local Blackhorse community/fellow residents who all seem to really love animals – and come together with animals.

What is the best feature of your home:

My view and L-shaped kitchen with modern finishings

5
Facilities
4
Design
5
Location
5
Value
5
Management
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Manager Response

Hi Amber

What an INCREDIBLE review, thank you so much. It was great to read how much you love living at Blackhorse Mills and it sounds like you are really getting the most out it!

Thanks again,

Dream home in London!

Review Date Feb 2021

BHM has by far been my favourite home to date, from the facilities, the design, the location, staff and the community, everything has really exceeded my expectations.
First off, I never could’ve dreamt of having a rooftop swimming pool in London, but on top of that we also have a great gym, a studio (which I was super excited about as a dancer), a tennis court, pool tables, private dining rooms and rooftop shuffle board. I love my flat, which, for a studio, is the biggest I’ve come across in London and love the huge balcony that overlooks the Walthamstow Wetlands.
The onsite staff are great. The front of house team are all super lovely and really helpful with any queries that I’ve had. Dalila really went out of her way to help with the dining room booking and gave me a tour. Stopping for a chat with Darek, Dalila and Charlton really brightens my day. The gym staff are also really nice and make me more motivated to get my butt to the gym. The maintenance manager, Mike, is a top guy and has gone above and beyond to help me with some decor changes in my flat.
We also have a great community, I’ve made a bunch of friends in the building and a resident recently put on a games night for everyone, which was a lot of fun.
Added bonus: there are loads of cute dogs that live here.

Please tell us what you like and dislike about this area:

I absolutely love this area! Being so close to the Victoria line and being able to get to Central so quickly is amazing. Some of my favourite things in in the area in summertime especially are the Lloyd Park market and the bars and restaurants at Crate, both of which are just a walk away. Being right next to the beautiful Walthamstow Wetlands is great and has been a godsend during lockdown.

Please share one thing (or more) which you wish you had known before you moved in:

Obviously completely out of management’s hands, but I wish I’d have known that the lockdown would completely shut down all the facilities multiple times. On the plus side however, we have received a small rent refund as a courtesy for this inconvenience.
My only real negative is the sofa that comes with the flat, looks nice, super hard.

What is the best feature of your home:

The rooftop swimming pool that overlooks the Wetlands!

5
Facilities
5
Design
5
Location
5
Value
5
Management
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Best view from the roof

Review Date Feb 2021

Lovely place , swimming pool, billiard, tennis court , gym and nice view from the roof 🌈and a lots of space in communal area for work and to feel as home♥️ and to make friends. Nice green space outside the building , where we can stay in the summer and to play ping🍸🍾pong😀

Please tell us what you like and dislike about this area:

Close to the underground station and the reservoirs where you can have a walk in your free time. A lot of supermarkets around.

Please share one thing (or more) which you wish you had known before you moved in:

I would love this lockdown to finish soon and the Gym and swimming pool to be open .

What is the best feature of your home:

Friendly staff and helpful (nr. 1 Darek always ready to help and smiling 😀, nr. 2 the british tall, blonde guy , who is working night shift named Denis? , Ana Romanian girl ❤️ ,

5
Facilities
5
Design
5
Location
5
Value
5
Management
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One of the best places to live in London

Review Date Feb 2021

One of the things I love about BHM is the design, everything looks amazing. Honestly, great modern good looking design across the whole development. Facilities cover everything you may want to do and the staff is really nice and helpful. Couldn’t ask for much more.

Please tell us what you like and dislike about this area:

When facilities are open (let’s hope covid restrictions go easier soon) BHM simply has everything you need. You got a gym, swimming pool, co-working space, entertainment areas, rooftop, etc. Not much need to leave the complex tbh, and when you do, it has plenty of shops around apart from good transport connections.

Please share one thing (or more) which you wish you had known before you moved in:

Not much really, what you see is what you get. Apart from when things are closed due to covid, that takes a big hit on the experience you can have at BHM but still, great place, just hope restrictions go easier soon.

What is the best feature of your home:

Having such a variety of facilities (when they are open), you literally don’t need to live the development, and if you do, it’s easy and fast to get central while still being quite far and surrounded by the beautiful wetlands.

5
Facilities
5
Design
5
Location
5
Value
5
Management
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Amazing apartments with so many amenities you don’t really need to leave!!

Review Date Feb 2021

Beautiful modern development with large spacious rooms in the apartments themselves. The communal areas, gym, pool, tennis court and private dining rooms are an amazing extra to have within the same building as my apartment. Everyone who lives here is lovely and gets on with one another which is always nice, especially in the summer when you can sit and enjoy a drink on the terrace. The team that work at Blackhorse Mills are so nice and friendly and really m enhance everyone’s experience living here.

Please tell us what you like and dislike about this area:

The development is a minute away from the victoria line therefore very easy to get to central london. The views are amazing from the 9th floor of the wetlands, london city and the sunsets.

Please share one thing (or more) which you wish you had known before you moved in:

How hot it gets in the summer as would have invested in an air conditioning unit

What is the best feature of your home:

The communal areas which you can enjoy with other residents. Also the gym/pool/tennis court is ideal being on the first floor so it’s just a elevator away

4
Facilities
4
Design
4
Location
5
Value
4
Management
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Great place friendly staff area being gentrified

Verified Resident
Verified Resident
Review Date Feb 2021

Ive been at BHM for a year now. First moved into a studio apartment in Feb 2020. This went smooth no lockdown so everything was shown and move in day was a sit down brief of everything. Small issues happened during the year but nothing much to worry about. Few times internet went but i noticed once only think lasted around an hour. Water went ones but was later during the day and i always have sparkling water to drink so didnt impact me much. The biggest issue was the spiders but i bought a spray to spray by balcony door frame and didnt have any after.. dont know if it was because of the weather change or the cleaning they did. Moved into a different flat Feb 2021 thanks to Victoria personally calling me to inform me of this flat.. Anna as always a legend helping me getting throught the process as well as Derek helping me measuring things and of course Delilah helping me set up with everything on my moving day.. few issues this time moving in may be due to covid and Mike (maintenance) being off sick but the water was turned off but fixed immediately by Delilah. Following day Heating wasnt working and Roza called me direct to get maintenance sort it out..
The only thing i would like to see more things being organised specially during covid and yes i missed the quiz night because i forgot and left my house

Please tell us what you like and dislike about this area:

Area is great but things are walking distance away.. high street, Loyds park etc. Coop around the corner and a good lebanese place. Deliveroo has some good restaurants to order from too
I love the place, the staff and the gym guys are super friendly and helpfull!!

Please share one thing (or more) which you wish you had known before you moved in:

The spider issue.. fearing for summertime. I know BHM tries to make it better sending cleaner to clean my balcony but i know i wont be able to open my windows during summer time

If there is one thing you would change about your flat or property what would it be:

Stricter on dogs on leash policy. When i had my dog which was an elder dog the pussies would come running to him 1 knocking him over.. For people that live alone a buddy pass for Gym and/or pool would be nice.. only get 5 guest passes but if someone stays with me from abroad they cant use facility..

5
Facilities
5
Design
5
Location
5
Value
4
Management
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New tenant review

Review Date Jan 2021

Considering I moved in during covid 19 it was so straight forward and the management team made my move as simple as possible

I managed to move in while I had use of the pool before lockdown and can’t wait to be able to use again

24 hour concierge is such a bonus too and all staff are super friendly

Please tell us what you like and dislike about this area:

For me location is perfect, walking distance to tube and overground

And as a keen runner wetlands and canal close by for amazing runs

Please share one thing (or more) which you wish you had known before you moved in:

Everything was explained really well

You get a welcome pack which tells you how to work all appliances, I would have preferred a actual run through as I am old school like that

If there is one thing you would change about your flat or property what would it be:

The only thing I would have changed is that all wardrobe space can with hanging rails and shelves. You have to request this upon move

5
Facilities
5
Design
5
Location
5
Value
5
Management
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Really nice place to live in London

Review Date Jan 2021

Lots of facilities like swimming pool, gym, relaxing area, roof terrace, and co-working space. Everybody is really kind and always there to help you. a special thanks for all the help we received is to go to Derrek, Anna, and George.

Please tell us what you like and dislike about this area:

Nice area close to the Victoria line tube station, with few shops and restaurants just around the corner and more at walking distance. Great thing is to be close to the Wetlands. Hope the commercial space inside the development will open soon.

Please share one thing (or more) which you wish you had known before you moved in:

Some feature opened months later.

What is the best feature of your home:

Good size design feature and good building materials.

5
Facilities
5
Design
5
Location
4
Value
5
Management
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Space in Lockdown

Review Date Jan 2021

Our two bedroom south-west facing apartment is incredibly spacious. We love being able to watch the sunrise and sunset alongside incredible views of canary wharf and other major London landmarks. The development has lots of additional features eg a lounge, pool,gym. These have sadly been mostly closed since lockdown so we haven’t got to use them or for the development to really have the opportunity to develop a community ‘buzz’. Staff and fellow residents are very friendly though.

There is a small playground on site- our 10 year old wishes it had swings and slides.

We haven’t had any issues with water, waste chutes or internet. The apartment is very well insulated and we’ve barely put the heating on.

We picked the development mainly because of the view and the spaciousness of the apartment…so all the other amenities are an added bonus.

Please tell us what you like and dislike about this area:

We love our spectacular views over the Wetlands and the opportunity to easily access nature in zone 3, whether it’s the Wetlands, the River Lea, Walthamstow Marshes or Epping Forest.
There are some hidden gems in the nearby industrial estate – bakeries,micro breweries and coffee roasters. Hoe Street and Walthamstow Village are about a 20min cycle ride away with lots of independent shops and restaurants. There’s plenty of places to get your groceries on the main high street. The 123 bus stops right outside and takes you to Waitrose in Woodford in about 25mins.

For families, there is a large playground about 10 mins walk away on Forest Road.

Please share one thing (or more) which you wish you had known before you moved in:

There is limited opportunity to build community right now. It would be good if the development had a dog park where they can freely play- it’s a strange oversight. The Wetlands are dog-free so the nearest park you can exercise your dog in is Lloyd Park which is about 20 mins walk away

What is the best feature of your home:

A sense of spaciousness – the size of the flat and being able to see for miles

5
Facilities
4
Design
4
Location
3
Value
4
Management
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NO HEATING & NO HELP

Verified Resident
Verified Resident
Review Date Dec 2020

I moved in 7 days ago and I have been without heating since moving in. After making multiple phone calls to BHM and sending emails the problem has still not been fixed. Some of the front of house staff have tried their best to make me feel comfortable such as Delilah at the front desk who brought over an electric heater but essentially I am still living in a very cold home which is a hazard to my health as an asthmatic who also has a very young child.

Most of my emails have been ignored and almost every phone call ends with a promise of a call back which never takes place. This ordeal has been very stressful and I would unfortunately not recommend living at Blackhorse Mills if these are the standards that they uphold.

Please tell us what you like and dislike about this area:

Nice food establishments & good cycling route around most of Walthamstow

Please share one thing (or more) which you wish you had known before you moved in:

I wish I’d known I’d be living in a cold house.

How has the building management responded to any problems or issues you have raised:

I have informed front of house staff that I’d like to escalate the issue of no heating to management but they didn’t seem sure who the correct person to contact was. Today is my 7th day living in a cold house with a young child. I’m feeling doubtful that proper ction is going to be taken any time soon.

4
Facilities
5
Design
3
Location
1
Value
1
Management
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Manager Response

Hi Jas

Thank you for your review, although I am so sorry for the difficulties you have had with your upstairs heating and I am pleased that this is now fixed.

I know we had various contractors out to resolve this for you and our Front of House team and Resident Services Manager have been in contact with you during that time, but I do fully appreciate that this and the heaters we provided do not make up for the amount of time it took to resolve the fault.

I do hope that you can now start to really enjoy your time with us at Blackhorse Mills but please do not ever hesitate to contact my directly if there is anything I can help you with.

Kind regards,

Beautiful view, lots of issues.

Verified Resident
Verified Resident
Review Date Dec 2020

I’ve lived here for 6+ months. Lots of broken promises and a plethora of issues (new builds ey).

Issues ranging from lifts being constantly broken (brookwell), broken bin chutes (all of them), no water or heating for hours, continuous internet issues and a 4 months spider invasion. We’re talking 30+ new spiders every day after clearing the webs 😬. The spider invasion is better now but its Winter so that’s expected.

Annoyingly, when issues happen they don’t tell you about them. There’s no proactiveness, but an attitude of hoping you don’t notice.

Tennis court + dining room need to be booked in person. Getting a dining room weekend slot seems nigh on impossible but always looks empty. No car parking for residents or visitors.

It’s not all as stress-free as the marketing makes it out to be. That being said, the residents are all really nice and the front of house staff are great, they’re just not helped by those above them.

A lot of issues with the buildings, even after almost a year. Upper management need to listen to residents rather than ignore them. There’s a reason why it’s still a ghost town.

Please tell us what you like and dislike about this area:

Smack bang in the middle of a building site, which is expected. However there is still construction happening on site, so can be quite dusty and noisy! Generally, as long as you are not working from home its ok.

Please share one thing (or more) which you wish you had known before you moved in:

The amount of issues with the buildings and lack of communication or willingness to remedy things from upper management.

What is the best feature of your home:

The view and sports facilities but you could just get a gym + pool membership instead.

4
Facilities
3
Design
3
Location
1
Value
1
Management
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Manager Response

Thank you for your review, although I was very saddened to read your comments.

I have emailed you directly, as I would really like the opportunity to meet with you and discuss the reasons behind your review.

I am confident we can resolve any issues you may have had so that you can continue to enjoy your time with us at Blackhorse Mills.

These reviews are the subjective opinion of a HomeViews member and not of HomeViews

Resident photos

User submitted image of Blackhorse Mills, E17
User submitted image of Blackhorse Mills, E17
User submitted image of Blackhorse Mills, E17
User submitted image of Blackhorse Mills, E17
User submitted image of Blackhorse Mills, E17

Location

Legal & General
Number of developments 9

4.59

Average rating based on 213 reviews

View company
Urbanbubble
Number of developments 10

4.59

Average rating based on 227 reviews

View company