Embassy Gardens, SW8

What is the best feature of your home?

I really like that there are high ceilings in the flat.

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

I like the quiet area that there is lots of space around.
I dislike the lack of amenities as there are no restaurants around.

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

Thre is nothing i wish i had known.

What is the best feature of your home?

My favourite feature of my home would be the natural light

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

Likes
24 hour security
Friendly neighbours
Easy commute
Proximity to the park

Dislikes
Few shops that don’t open late enough
Super cars always raving their cars
Lack of culture

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

Parking access I’d really limited with no parking for residents

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

I like that the area is Safe, New, Modern and covinent.
I dislike that there is Limited taxi access and that there are Not many shops around.

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

I wish i had know that taxi access would be hard and the waitrose only opens till 10

What is the best feature of your home?

The balcony, is quite spacious and accessible. Air the house out quick enough.

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

Loads of construction
Far from London
Local supermarkets
No accesses

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

Nothing

That conversation stands out in my memory, I can even remember where I was at the time – the Savills Head Office ground floor café.  I’ve always found it interesting to listen to buyers purchase decisions. The angles people find to invest are often very different, but the result is always aiming to be the same. Profit.

It was this investors’ opinion that Embassy Gardens was in fact the best-in-class development in the area. He explained how he wished he could reverse his decision instead buying four in Embassy Gardens. Now the development is completed I understand why. This isn’t to down talk St. James’ Riverlight scheme. Instead it’s a testament to the delivery and attention to detail Ballymore give to all their developments.

When I first viewed Embassy Gardens I couldn’t believe what Ballymore had delivered for a buying price of circa £850psf (blended). As I understand it the pricing was not easy to calculate. Essentially, from a residential perspective it was an entirely new part of London. There weren’t any comparable schemes to cross reference against. Add to that fact once Phase 1 was completed the greater regeneration story still had years to play out. From a buyer’s point of view words like ‘speculation’, ‘punt’ and ‘risk’ immediately spring to mind although, for those who did make the investment, Ballymore have delivered a scheme they can be extremely pleased with.

The first aspect of the development to strike me was the exterior. The main tower stands out amongst the crowd. A cubic, modular design – dare I say a contemporary take on 60’s brutalist architecture. It might not be for everyone but it’s certainly not boring.  I now understand the design is strongly influenced by the commercial buildings of the 1930s in Manhattan’s Meatpacking District. I’ve not seen the views from the top of the main tower (Ambassador Building) personally although I’m told they’re spectacular – looking back down the Thames and onto the City.

The main entrance lobby is vast. Marketed as the ‘Grand Lobby’ it certainly lives up to its name. Double heighted, exceptionally wide with comfortable seating dotted all around you. Whenever I’ve visited the concierge team are always helpful and polite. I’m not sure on the materials used, it doesn’t really matter, the overall feel is luxury and it hits you instantly. Further facilities on the ground floor include a cinema, business room, library and meeting rooms. As you work your way up the building it becomes even more exciting. On the mezzanine floor a huge gym is equipped to satisfy even for the most avid fitness fanatic, his and her changing rooms are located close by and supported with a yoga studio. The first floor houses treatment rooms, steam room, sauna and one of my favourite private residents swimming pools anywhere in London. What makes this one special is not just the fact it’s located on the 1^st floor (so many are in basements) allowing for an abundance of natural light but it’s also indoor / outdoor and keenly reinforced with several chillout beds & loungers. It seems Ballymore thought of everything. Adding one final string to the facility bow of Phase 1 is the Eagle Apartment which acts like a resident’s lounge with additional seating, a bar and pool table.

What’s even more unbelievable is the facilities don’t end there. Completion of Embassy Gardens Phase 2 and with it the opening of yet more private resident amenities has recently been delivered. Access for residents living in Phase 1 is guaranteed and that allows use of the 10^th floor ‘Sky Pool’ which connects two of Ballymore’s new ‘Legacy Buildings’. Suspended 10 floors in the air this is a world first. Adjoining the Sky Pool is ‘The Orangery’ which has a Soho Members Club feel about it and in many ways creates an extension of any resident’s apartment. It’s the perfect spot to relax and enjoy a coffee anytime of the day.

The apartments themselves are inspired by the classic 1950’s style of the Manhattan loft in the creative use of space, materials and detailing. Tall ceilings, open floor spaces and floor to ceiling windows create an attractive and generous sense of proportion; materials such as marble and oak parquet flooring quietly impart a sense of quality and class; attention to details such as walnut veneers and ceramic door and drawer handles reinforces the sense of solidity and enduring good taste.

Since delivery the regeneration of the area has taken hold and prices have risen. 1 bed suites start from around £550K, 1 bed’s from around £675K and 2 bed’s from around £875K. There’s still a raft of improvements to come including the opening of the new Nine Elms and Battersea tube stations, the completion of Lost River Park and several more retail hubs. The investors who did speculate at the very beginning have certainly reaped the rewards and, if I’m totally honest,  I doubt those returns will be seen again in the near future. The area has developed, and I’ve seen a shift in the buyer demographic. Replace the speculators with owner occupiers and replace those ‘taking a punt’ with those looking for a genuinely lovely place to call home. It might not have the riverside address of its closest neighbour but nevertheless I believe Embassy Gardens represents one of the finest places in live anywhere in Nine Elms. For anyone considering the area they must pay this scheme a visit.

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

Not always the best as they don’t always respond quickly.

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

I love the parks in the area and that there is a new one being built very close.
I dislike thr new shops downstais and noise pollution from the main road
waitrose staff always smoking in front of the building

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

Parking, as there isnt a guest parking and hassle to get.
pools breaks down and 24 hour gym would be nice.

Neighbours are really good, proactive, all similar backgrounds and age, active community groups.

It is single aspect which is not a negative, but worth to bear in mind.

Why did you choose this development?

Working nearby and also one of the two best opportunity areas in London.

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

Lack of local shops. Nothing like playgrounds etc for kids/families. Schools also lacking.

There are places nearby like Vauxhall pleasure gdns, city farm and battersea park roughly 15-20 min walk, but nothing on the development.

Proximity to covent garden flower market is really good if you can wake clearly in the morning. So I have been told this.

Tbh will be really good in a few years when the area development is more complete. Up and coming.

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

Wish I had known, with the joint ownership model, there is dual lease with effectively two landlords. So can be some passing of responsibility.

If there was one thing you would change about your flat or property what would it be?

The size, I wish it was bigger and more spacious as its not small but not big.

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

I like that it feels close to the city centre
i dislike that the area is very polluted

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

The planning of the construction in the area and the timeline.

Are there any facilities you would like added, or that you have but don’t use?

This building doesn’t have a gym which would have been nice.

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

I like that its quite central and i like how quiet it is and the walk to the station is quite nice.
Walk to vauxhall station

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

Insulation in the house, during the heatwave it got hot.

If there was one thing you would change about your flat or property what would it be?

I would add natural lighting to bathroom and change the finishings as the finishings are not high quality but look good.

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

i like that it is in central london and is close to battersea park and vauxhall station.
what i dislike is that its lacking in amemtities.

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

i was well informed when i moved in.