Blackhorse Mills, E17

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Legal & General, Urbanbubble
1st
Ranked 1st out of 12 in Walthamstow
4.49 (32 reviews) 4.49 (32 reviews)
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Transparency Rating: Adequate
This development has an adequate number of verified resident reviews written in the last 12 months.
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Category Scores

4.75
Facilities
4.72
Design
4.56
Location
4.28
Value
4.34
Management

Excellent

66%

Very Good

28%

Average

0%

Disappointing

0%

Very Poor

6%

Blackhorse Mills is more than just a home; it’s a way of life. Somewhere you can feel totally free. To paint the walls, bring your pets, swim in the lido, chill on the roof terrace, work out in the gym, host friends in the dining rooms, stretch in the yoga studio… And a whole lot more besides. 

Overlooking the wilds of Walthamstow Wetlands, yet just 20 minutes to Central London on the Victoria Line from Blackhorse Road station, Blackhorse Mills has nature and city life down.

Whether you’re after seclusion or connection, wildlife or a wild night, E17 is about balance and choice.

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1 Bath
551 sq ft
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2 Bath
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2 Bath
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Reviews

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Private Tenants
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Showing 32 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,

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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Manager Response

Hi Oreshia

Thank you for your detailed and balanced review. It was good to see that whenever there has been the odd issue the team have reacted quickly and resolved them. The spiders were totally unexpected last year, but I am glad this improved after the clean and these will continue to take place throughout this year so it should all be ok. I will definitely take on board your suggestions and thank you for highlighting these points.

Kind regards,

New tenant review

Verified Resident
Verified Resident
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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Manager Response

Hi Warren

Thank you, that’s great to hear & hopefully not too long now until you can enjoy all of the amenities!

Best wishes,

Really nice place to live in London

Verified Resident
Verified Resident
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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Manager Response

Hi Fabio

Brilliant review – thank you!

Really pleased the team have looked after you so well and they will love seeing their names up there also. There has been a few delays with the commercial units opening due to covid-19, but I am confident this will start to speed up now restrictions are lifting, so lots to look forward still.

All the best,

Robert

Space in Lockdown

Verified Resident
Verified Resident
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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Manager Response

Hi Lizzie

Really appreciate your great review of the development and I am glad you’ve been making the most of the views whilst you’ve been here. Thank you also for your feedback on a separate area for dogs, this is something we are currently looking into for our furry friends as I agree it will be a welcome addition. We know virtual events aren’t quite the same, so we are also really looking forward to our outdoor fitness classes starting next week and looking a head to face to face events as soon as we are allowed!

Best wishes,

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.

Definitely a place to call home

Verified Resident
Verified Resident
Review Date Oct 2020

Beautiful design and facilities, and incredible customer service from every one in here: letting agents, concierges, gym team, cleaning service.

Communal areas are great to work from home, or to just enjoy a good football match and to chat and meet other residents.

Definitely a place to call home.

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

Very convenient on Victoria Line, 15 minutes away from King’s Cross. A lot of good shops for groceries, and nice restaurants!

Awesome green areas too!

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

Positive: a good place to make new friends. It really feels like living in a good community.

What is the best feature of your home:

Beautiful and well design home; combined with the rest of the facilities is the perfect places to live and even WFH.

Amazing customer service!

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

Hi Gabriel

Thank you for such a warming review, community and a sense of home are so important to us and reading your comments, it is great to see you have found this at Blackhorse Mills.

Thanks again,

Can’t beat Blackhorse Mills

Verified Resident
Verified Resident
Review Date Oct 2020

We’ve been at Blackhorse Horse Mills since March 2020. We couldn’t be happier with the apartment, the amazing view of the wetlands, the facilities and the community. The pool, gym, tennis courts, post room, bike storage and shared spaces (including a rooftop terrace, co-working space and private dining rooms) are great. Everything is very modern and well maintained. Most of the tenants seem very nice and friendly.

Even with the covid crisis BHM has provided a very good service and regular communication. They even gave a rent reduction during lockdown. Obviously nothing is perfect but what matters the most is how issues are handled and so far we can’t complain. The whole team has been great, however we especially appreciate Darek, Anna and Stuart’s support. They always receive you with a big smile, they are kind, professional and responsive. Some minor negative aspects are that considering the building is pet friendly, there could be more spaces where pets can be off lead. Also there could be some guest parking.

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

Nice neighbourhood with everything you may need. The area is not very lively but there are a few nice spots (coffee shops, parks, restaurants, markets, pubs) with more opening nearby all the time. It’s very convenient for transport as well. It’s only a 2 minute walk from Blackhorse Road tube station which hosts the victoria line and an overground line. There are plenty of bus stops close by too.

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

The bills took a very long time to be sorted out. However this can happen when you have a new development and an public health emergency! This is getting better.

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

The chutes of the garbage sometimes get full too quickly. Some of the water from the balconies falls directly into the pool. Not very hygienic. The pool cues in the games room need the tips replacing. Furniture and units could be higher quality.

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

Hi Lindsey & Andrea

Thank you both for your brilliant review and in particular for highlighting those team members that have looked after you so well!

I really appreciate your balanced comments in regards to COVID & your constructive feedback for us to look into.

Thanks again,

Robert

BLM since February 2020

Review Date Aug 2020

I’ve lived in BLM since February and my experience with the team has been excellent, it’s not always been easy managing covid impact and the teething issues of a new build but the team have handled it excellently.

The facilities here are incredible, pool, gym, tennis, rooftop, private dining rooms to name a few!
The building is always kept super clean and they are great with pets (we have a little Frenchie).

Specifically want to say that Anna from the residents team is excellent, always responds to emails promptly and remembers you by name which may seem small but it does go a long way in making you feel welcome in the building.

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

I’ve lived in Walthamstow for over a year now, I love the fact it’s right by the Victoria line so quick and easy to get into town but the area itself has so much to offer, the wetlands are a great walk, signature brew and beavertown brewery are great for beer fans and there’s a food market every Saturday and Sunday.
Only criticism is I’d like to see more gym studios open up and a decent amount sushi/Japanese takeaway!

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

I wish I’d known about the level of construction happening in the area, not the BLM team fault but the other building companies are always breaking the rules re: times of construction.

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

We had an issue with water during lockdown, this happened for less than 8 hours, but the team responded quickly and bought round bottled water to the residents.

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

Hi Amanda

Thank you for your great and balanced review!

COVID has brought many challenges that would not have otherwise been there and I really appreciate your kind comments in regards to how the team have handled these.

I echo your wish for some more amazing local sushi places…there are lots of developments and new places popping up so fingers crossed for 2021!

Thanks again,

Robert

The Best Place I have lived in London!

Verified Resident
Verified Resident
Review Date Aug 2020

The complex is the best I have lived in.

The heater outdoor swimming pool, the tennis court, the fully equipped gym and studio, rooftop shuffle board and general socialising area, the workspace designed as one of the biggest and best work spaces I have worked in, the pool tables, the 2 private dining rooms, and the convenience of the parcel store make this place feel like you’re on holiday constantly.

The flats are amazing, spacious, well designed, amazing views onto the wetlands.

The management have been fantastic since the day we had a viewing. Dealing with any issues, going above and beyond to make residents feel welcome. George and his team, including the 24/7 concierge are a pleasure to deal with and definitely do not mould the stereotypical view of landlords.

All of the above for the price it is, must be the biggest steal since The Northern Bank robbery.

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

The apartment could not be closer to BlackHorse Road station with both the Victoria Line and overground services getting you to places like Kings Cross in 10 minutes.

Within short walking distance you have Walthamstow wetlands, both a Co-Op and a Tesco, a handful of independent coffee shops and cafes as well gastropubs.

Within a 15 minute walk, you have a large superstore Sainsbury’s, Crate brewery, a mini micro brewery, more options to eat and drink, and the beginning of Walthamstow market, one of the biggest in markets in Europe.

Walthamstow is very up and coming, getting livelier, making it a great place to be for both short and long term renters.

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

I wish we knew about this place earlier to save wasting time looking anywhere else!

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

Nothing to change, but hopefully this place continues as it has started.

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

WOW what a fantastic review, thank you so much for taking the time to write this.

Some really great local insight for prospective residents also!

Thanks again,

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
User submitted image of Blackhorse Mills, E17

Facilities

24 Hours

24 Hours

Balcony

Balcony

Bike Parking

Bike Parking

Coworking

Coworking

Concierge

Concierge

Communal Gardens

Communal Gardens

Gym

Gym

Lounge

Lounge

Onsite Maintenance

Onsite Maintenance

Parcel Lockers

Parcel Lockers

Pet Friendly

Pet Friendly

Private Dining

Private Dining

Resident Events

Resident Events

Retail on Site

Retail on Site

Roof Terrace

Roof Terrace

Service

Service

Swimming Pool

Swimming Pool

WiFi Included

WiFi Included

Location

Legal & General
Number of developments 9

4.59

Average rating based on 357 reviews

View company
Urbanbubble
Number of developments 10

4.60

Average rating based on 388 reviews

View company