This peaceful waterfront apartment with two private balconies overlooks Battlebridge Basin, a part of the Regent’s Canal. Set beneath the rafters of a Victorian warehouse, a generous mezzanine level includes an en suite bedroom and reading room over an expansive living area below. Despite its proximity to the buzz of King’s Cross, the apartment is a wonderfully private retreat in the heart of the conservation area.

The Building

Gatti’s Wharf in King’s Cross was named after Carlo Gatti, the Swiss-Italian entrepreneur widely credited for introducing ice cream to the UK. Gatti ran the largest ice supply company in London and built a large ice warehouse capable of storing tons of ice in two large ice wells. He began importing ice from Norway around 1860, shipping it up the Thames to Battlebridge Basin before distributing it across London in Gatti’s ice carts.

The Tour

The building’s front façade is defined by pale stock brick, a slate roof and a rhythm of Crittall-style windows. The rear is clad in zinc, inset within protruding gables.

Accessed via a gated courtyard with a water feature and koi carp pond, the apartment’s private entrance is approached via a steel staircase. Inside, a lobby area with storage and space for coats and shoes leads to the living area.

Here, dramatic beams ascend four and a half metres, above exposed brickwork and oak floorboards. The space is filled with natural light from three aspects via full-height glazing, part of which slides open, with glorious views over the tranquil canal.

A tall window next to the open-plan kitchen illuminates the area and its deep blue cabinetry. As a whole, the living spaces encourage flow and flexibility around the centrally placed kitchen and bathroom. Towards the rear of the plan, a dining area is currently arranged, with space for a study set-up if desired.

A steel staircase reaches up to the main bedroom suite added by the current owners as an extension to the existing mezzanine level. The subject of an exacting renovation by Mario Pilla Architects and contractors Omniform, the space brilliantly marries the best of modern design whilst preserving the integrity and volume of the original warehouse space. Glazed east-facing doors open to a sheltered covered balcony planted with bamboo and acers, making for a beautiful spot to enjoy a morning coffee. The en suite bathroom has a large microcement walk-in shower and a Duravit basin and opens to a second private balcony overlooking the canal.

A mezzanine area can be accessed from the balcony via sliding doors. Nestled in the eaves, this flexible study space has bespoke built in bookcases and can be used as a sleeping area for guests. A second staircase with open treads and a glass balustrade reaches back down from the front of the mezzanine into the living spaces, lending the plan a sense of circularity.

Outside Space

Two balconies provide a choice of outside space at either end of the apartment from the mezzanine level. Sheltered between two neighbouring buildings, the balconies frame a private view of the comings and goings on the water of Battlebridge Basin and the canal beyond. The larger of the two balconies has space for a table and chairs, surrounded by a serene planting display of bamboo, bonsai, acers and lush ferns.

Gatti’s Wharf has private access to a corner of the towpath providing a peaceful retreat in the centre of the city. There is also a beautifully planted communal courtyard garden in the front of the building.

The Area

The apartment is exceptionally placed to make the most of the shops, bars, and restaurants in the immediate vicinity. Granary Square is a seven-minute walk away and is home to a magnificent public square with choreographed fountains and restaurants, including Caravan and Dishoom, plus a Waitrose. Here also at the weekends is the vibrant Canopy Market, hosting independent designers and makers. Next door, Coal Drops Yard (designed by Heatherwick Studio) has further restaurants and shopping options, including APC and Tom Dixon.

The Regent’s Canal runs through Islington into Hackney where it connects to the River Lea. There are many excellent pubs and cafes along the towpath, including stops at the Victoria Miro Gallery and Broadway Market.

King’s Cross Station is an eight-minute walk away, providing railway connections nationwide. King’s Cross Underground Station lays claim to the most tube lines of any London station, running Hammersmith and City, Circle, Victoria, Northern, Piccadilly and Metropolitan services. Next door, St Pancras International provides Eurostar services to Europe and further national rail services across the country.

Tenure: Share of Freehold
Service Charge: Approx. £3,000 per annum (includes buildings insurance, water bills, freeholders’ administration or management charges, water bills, regular building maintenance, cleaning services to shared areas and courtyard and communal gardening)
Council Tax: D

Please note that all areas, measurements and distances given in these particulars are approximate and rounded. The text, photographs and floor plans are for general guidance only. The Modern House has not tested any services, appliances or specific fittings — prospective purchasers are advised to inspect the property themselves. All fixtures, fittings and furniture not specifically itemised within these particulars are deemed removable by the vendor.