Lyons Dock at Greenford Quay, UB6

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

Not many offers around, there’s a retail park which offers a range of supermarkets and shops as well as boots, superdrug and coffee shops and a 24h mcdonald’s but that’s it. the proximity to the tube is great (6/7 min walk) but the central line for Greenford has a lot of issues specially the frequency between trains sometimes it can be up to 12 or 15 which is not acceptable for one of the most central lines in London. There’s a canal which offers a scenic walk alongside it and a nearby park Horsenden Hill which is huge but not very attractive. There are local business such as barbershops and groceries/supermarket near the station but the main street towards Sudbury Hill is quite limited in offer. In General is a pleasant place to live despite the proximity to the industrial estate. Traffic is intense but no busier then other places in London.

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

I would like to know more about commute times and train frequency and also business around in the area

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

sometimes quickly sometimes take too long or don’t reply at all

4

Facilities

4

Design

3

Location

4

Value

3

Management

The communal areas are designed well. The gym is adequate, I would prefer there to be more free weights (squat rack/free bench), but understand for safety they use fixed machines. It’s nice though that this is included in the rent.

I will say that some things were sold to us incorrectly by the estate agents, or since moving in policies have changed. We were told the communal areas such as the games room/dining kitchen/cinema would be free to book – but after 9 months of living here they decided that for exclusive use, you would need to pay.

I am now in my second year living here (it will be my last). Rent increased 9% vs the previous year, despite supply of vacant units increasing and no additional amenities have appeared on site – property prices are also in a downward trend across the country. The leasing team will not negotiate, and if you don’t agree with their renewal price – it’s goodbye. It seems they would rather have people move out and have units vacant for multiple months, than offer a slight discount for guaranteed residency and income. I can see other apartments that have moved out after 1 year and their unit has been vacant for 3+ months… not sure how they’re going to fill the current building under construction.

Greenford Quay has lots of potential, but until there are things for residents to do nearby without having to travel via to Ealing, Notting Hill, White City, Central London etc – I can see this being a poor investment for Greystar.

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

There is nothing here. Greenford Quay is situated adjacent to an industrial estate. The Central Line is a 10 minute walk away, and the Piccadilly Line is 15-20 minute walk away (depending whether you’re in Lyon’s Dock or Tillermans), but if you want anything on your doorstep other than an overpriced Co-Op or Starbucks then you’re out of luck. The nearest Aldi is a 35 minute walk away. There is a retail park about 15 minutes away but that is only a compact Lidl and M&S Food.

There is private parking available at something extortionate like £150 a month. There is no free parking for visitors or guests and street parking does not exist within/around the development without a permit.

There is absolutely nothing to do nearby for residents wishing to be social. No bars, no restaurants – nothing. The development itself has many vacant commercial units but these have been unoccupied since the site opened a few years ago. There is supposed to be a bar opening soon on site, but this has been ‘Coming Soon’ for c.12 months now – they’ve actually managed to build another huge residential block sooner than open this new bar.

As this is a site under construction, it’s near impossible to have the windows open during the day as it’s a building site from 7am-7pm daily (even some Sunday’s).

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

I wish I’d know how hot it would get in the summer. I have never put the heating on once, because during the winter the temperate within the flat is at a minimum 19 degrees, and in the summer it reaches 33 degrees. There is no air conditioning in the flats, and the flats trap the heat. The summer months here are unbearable.

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

Maintenance issues are sorted quickly and the building management team are responsive when it comes to complaints/queries.

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

The location is perfect for me. The only issue is alot of traffic due to constant road works but obviously this can not be helped.

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

That I would not be able to switch water, electricity/energy providers and shop around. It is extremely expensive.

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

They respond quickly but do not come to fix quickly. I had the same repair 3 times and it is still not fixed. It makes me feel like I am not being listened to.

I really feel comfortable in the building. My flat is great and well designed. The amenities are great and reasonably well kept.

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

Greenford is not the sexiest area in London nor is it well connected relying mostly on the central line to get to Central London. However, Greenford Quays is a great development and super pleasant.

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

I would’ve liked to know that booking amenities were going to be charged.

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

Slowly but surely. I have reported a recurrent issue with a leaking faucet which was eventually fixed.

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

The good things is that the flat itself is really good and the area is quite and safe. However, I would like to see more shops and restaurants will be opened soon.

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

There’s not many restaurants and shops around the building.

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

The building management team is very willing to help and kind.

The gym has all you need and is very well maintained (I haven’t come across any faulty machine till now). Plus the management is super helpful too!

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

Lyon’s Dock, although is located in Zone 4, is an amazing place to live especially if you wish to experience London but stay away from its hustle and bustle. The two tube lines at a walking distance of the property makes commute easy and reliable. There is a big lot market nearby witch Lidl, M&S Foods, Boots, few eating joints.. everything you can ask for.
Although located near a few warehouses, I feel safe while walking back home late evenings as there is plenty of vehicular traffic and people walking on the footpath. Traffic noise can be a bit of a nuisance sometimes if your flat face the road as trucks ply on the road. Apart from that, my family is quite satisfied and happy.

P.S.: There are plenty of green areas around this areas which your dog(s) will enjoy, if you have any.

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

I would suggest taking the train to your office once before you take the flat as Central Line (which is the nearest) is reliable but not too clean. Plus it gets really hot in the train during the summer season. Make sure you are OK with the commute if you travel daily.

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

When I moved into my flat, I found one of the bulbs in the bathroom to be fault. I raised the ticket online and it got repaired the next day. So can’t complain!

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

Building and apartments are fantastic as are management team – local area not very nice as it is basically an industrial estate and local people are a bit rough.

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

That the site is under 6 days a week construction meaning there is noise almost all day every day.

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

Generally dealt with in a timely manner and to a good quality.

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

Good Aspects – Many stores at a walkable distance (e.g- Co-op, Westway, Tesco Extra)
7 mins walkable distance to the Greenford station
15 mins walkable distance to the Sudburry Hill station

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

I would have liked if someone would have given a tour or proper induction at the time of moving by any of the staff from greystar

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

The issues were addresed in a matter of 2-3 days not more than that

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

The area has good local/ grocery shops but is low on life. It’s very industrial so not many places to go and socialize. It has great nature though and nice walking/ cycling paths.

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

I wish I could get a bit more insight about the area around.

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

I never had major problems, but when it came o it they would always be polite and willing to help.

Through direct communication, Thomas took the initiative to reach out and discuss potential solutions. His willingness to listen and understand our needs was truly uplifting. Not only did he provide us with thoughtful proposals, but he also went the extra mile to ensure that our requirements were met, to the best possible extend.

This level of personal involvement and dedication is a testament to the professionalism and expertise that Thomas has. His sincere efforts to accommodate our needs have restored our confidence in the community. It’s evident that the his contributions will greatly enhance the quality of life at Greenford Quay.

In a world where excellent customer service is rare, Thomas stands out as a shining example of how individuals can make a positive impact. I am genuinely grateful for his support and look forward to the positive changes he will undoubtedly bring to the community.

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

Great area to live. Everything is nearby. Nice coworking spaces, gym, game room, lifts, gardens,concierge

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

Although I received sufficient information, I believe having more details about the heating system and potential frequent price changes would have been valuable for better preparation.

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

In a world where excellent customer service is rare, Thomas stands out as a shining example of how individuals can make a positive impact. I am genuinely grateful for his support and look forward to the positive changes he will undoubtedly bring to the community.