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Royal Wharf, E16

View all by Ballymore Group, View all by Oxley Holdings
Area guide to East London
4.17 Rating (based on 15 reviews) 15 reviews

Rating Details

Excellent

20%

Very Good

73%

Average

7%

Disappointing

0%

Very Poor

0%
Royal Wharf is a huge development overlooking the River Thames and close to London City Airport. Built by Ballymore and designed by David Morley Architects, it comprises some 3,385 homes, as well as a high street, market square and waterfront park and walkway. Pontoon Dock DLR station is close by, providing fast and frequent services to Canary Wharf and the City. Read more

Category Scores

3.8
Facilities
4.47
Design
3.8
Location
3.87
Value
3.86
Management

Reviews

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Be part of East London’s newest community

Verified Resident

Very new, still a few hurdles that need ironing out, such as security but overall a very nice place to live! New gym and pool being built, shops and independent cafes opening up, really starting to look and feel like a community. No noise issues and neighbours are welcoming.

Flats are all built to the same specifications, look like they could last a long time.
Biggest issue is parking and receiving deliveries, but with enough reason these will hopefully stop being problems!

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

Great DLR links to the city, not much choice of shops but Stratford and Woolwich are both very close.

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

Bad cellphone signal, which can only be improved with time. WiFi calling is a must.

Some flat have terrible views, make sure you know what you’re getting into.

4
Facilities
5
Design
4
Location
4
Value
3
Management
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Enjoying Royal Wharf living

Verified Resident

We moved in 6 months ago as one of the first tenants and are really enjoying Royal Wharf. The commute to the city is really easy and takes 20 minutes on the DLR, our flat is lovely and the design and layout of the development is fantastic. There were a few early small issues but they were quickly sorted and to be expected in a newly completed building. Our only disappointment has been in the lack of community facilities. With many parts of the development still being built these have not been completed yet and we feel the lack of community – a bar or other facilities would be of benefit to current residents though as buildings are completed I am sure this will improve over time.

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

The brochures said there would be a number of facilities available to residents but many of these have still not been completed. I wish I had known the timeline for these additional services in advance as the Sainsburys wasn’t completed until December, 4 months after we moved in. Many things haven’t been finished yet so ask for a timeline.

3
Facilities
5
Design
4
Location
4
Value
4
Management
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Lack of updates

I love my flat and living here but it has been annoying how little we hear about the timeline for completion of services. I was hoping the leisure centre would be ready this summer but people are now saying 2019. My landlord said he is chasing for more information.

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

Lack of updates from developers

3
Facilities
5
Design
4
Location
4
Value
4
Management
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Lack of communication

With the lack of central facilities for a while (at the time I was furious about the delay to the supermarket) it has meant that it has been hard to meet neighbours. The Leisure centre was meant to be completed but I now hear from neighbours that it will be end of 2018 or maybe 2019. When you are a stay at home mum it is disappointing and there is a complete lack of communication on what ws happening. However it is improving and businesses on site are starting to open up.

The Royal Wharf news forum is amazing for updates and for finding out what is happening (quicker than the developer messaging you) There is also a residents facebook group (you need to ask to be invited) where people ask questions but there are also events and meet ups advertised (usually at the Starbucks) .

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

A direct number to someone in the developers office! Probably realising that I could find out a lot from the forum on royalwharfnews and it would have saved me a lot of searching and emailing the developer

2
Facilities
4
Design
4
Location
4
Value
4
Management
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High standard quality living in suburban London

Verified Resident

My overall impression on Royal Wharf is positive; a sizeable modern suburb in close proximity to two DLR stations (less than 3min walk) with professional Concierge services, a post room, local Sainsbury and Starbucks on site. The environment is clean, safe and quiet – even though parts of the development are still under construction the noise levels are minimal. However, you hear planes jetting off quite often throughout the day as the site is one tube stop away from London City Airport. Also, some residents complain about no mobile phone service despite being with various mobile networks providers. When it comes to the flat itself, had some minor issues when moving in (missing key, faulty light bulb) that were quickly fixed by my Estate Agent. Later on I always knew who to contact when experiencing other issues.

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

Wish I had known the completion dates of the local facilities (e.g. Sainsbury, post room etc) as they were not present when I moved in.

3
Facilities
5
Design
3
Location
4
Value
4
Management
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Mobile phone reception

I can’t get any mobile phone reception in my flat. I have been told by neighbours and my agent that this is really common in new build properties due to all the steel but being new to new build something I wasn’t aware of. It is a pain as have to facetime or whatsapp call but get lots of missed calls.

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

No mobile phone signal in my flat

4
Facilities
3
Design
4
Location
4
Value
4
Management
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Service charges are opaque

In December I finally received a service charge demand from BAML.

Ours being a townhouse, the initial estimate was GBP1.59 per sq ft which would be about GBP2385 for our house. However, it seems the charges will in fact be somewhere close to double this amount. It was unclear from the bill how they have apportioned the cost and some seemed bizarre. I won’t go into all the detail here and I had many emails back and forth with BAML to explain why charges had been proportioned as they had.

The whole thing is much too opaque and it seems to be made intentionally difficult or impossible to check if they have made a mistake with the way the costs are being shared out. It is also frustrating to have such high charges when so much of the development – such as the leisure centre – haven’t been completed. Residents agreed to pay and now a Residents Association has been set up to challenge.

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

Don’t take estimations as actual. Visit the Royalwharf forum and hear from other residents.

4
Facilities
5
Design
5
Location
3
Value
3
Management
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Problems with the heating

Ongoing issues with the hot water since we moved in 9 months ago. For us it it’s a pressure issue where as we are on the top floor. The only way to get hot water is to have it on max temperature and volume. This isn’t acceptable to us as it will scald us and our children.
I believe that they are having issues with the energy centre and the pumps within our building. I notified aftercare of the issue and they performed some works and things seemed as though they were resolved but we’ve experienced the on off issue with water this weekend again. I had contractors come to check out my internal heating etc and it was concluded it was definitely the pumps below contributing to the problem. Unfortunately the communications from the aftercare team and Ballymore in general is non-existent when there are communal issues like this!

I hate complaining as in general we are very happy here and the rerst of the development and facilities are great, but our experience has been overshadowed by this unfortunately and I know lots of people on top floors are having the same issues so be warned.

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

Not to live on the top floor!

4
Facilities
2
Design
4
Location
4
Value
3
Management
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Poor build quality

Verified Resident

It seems like the development has been rushed, yet looks good at first glance. However, with time there has been things popping-up, such as leaking shower, cracks on ceilings etc.

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

Additionally, there is no mobile service inside, meaning that having a call is difficult from your own home.

3
Facilities
4
Design
2
Location
3
Value
3
Management
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Flight noise

If there is something I would like to change in Royal Wharf, Flight Noise Level is no. 1, no. 2 is wind tunnel in most of the places (windy most of the time).

The flight noise is very noticeable, doesn’t matter where you are, in flat, in townhouse, on the street, near the river, you can hear the plane noise very often. It’s extra annoying during the day, every 5~10mins you have a big flight flying above you. If your house/flat is quiet, even when the windows are closed, you can still hear them, but not too bad. In an empty flat/house, if you have all windows open, the flight noise is loud and strong enough that you can even feel the vibration. Once you have furniture in, it may be slightly better as things will absorb the vibration.

Don’t believe what others say that planes don’t take off towards the city, that’s just not true, it hasn’t been true for a long time. With the upcoming expansion of City Airport, I could only imagine things getting worst. Apparently, the expansion will also allow bigger planes to land and take off, so even louder noise.

If you have friends and family coming to visit you, try to schedule it on Sat afternoon, there are no flights on that day after 12 i think, all the other days, expect flight noise until 9~10pm.

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

Flight Noise is there, but when windows are mostly closed and you are inside, with full furniture to absorb some of the noise, it’s liveable, and not too bad. When you are outside or with windows open, there is no escape of the flight noise.

4
Facilities
5
Design
3
Location
4
Value
4
Management
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