E17 Merlin Works, 1 Frank Searle Passage, London

Merlin Works offers 16,870 sq ft of flexible retail, office and leisure space opposite Blackhorse Road Station, in the heart of Walthamstow.

The commercial accommodation at Merlin Works extends across the ground and first floors, providing a total of 16,870 sq ft (1,568 sq m).

The ground floor has been designed with maximum flexibility, with provision to split part of the space into up to six independent units, each with its own entrance and services already in place. This layout allows for a range of occupiers to operate side by side, from retail and food & beverage to service-led businesses. The rear ground and first floor provides larger, open-plan accommodation with excellent floor-to-ceiling heights and extensive glazing, offering a bright and adaptable environment for creative, office, or leisure uses. Delivered in shell condition, the property is ready for bespoke fit-out, enabling occupiers to tailor the space to their specific operational requirements.

A 999 virtual freehold is available to purchase

Each party to bear their own costs in the transaction.

Landmark Mixed-Use Space in the Heart of Walthamstow

Prime Position in One of East London's Fastest-Growing Neighbourhoods

Versatile Floors Designed for Creative, Retail and Leisure Operators

A Modern Commercial Hub Within a Thriving Residential and Cultural Quarter

Merlin Works sits at the heart of a lively and well-connected neighbourhood where established retailers and new operators combine to create a thriving local economy. On the doorstep are national brands such as Tesco, Co-Op, Greggs and Starbucks, providing everyday convenience for residents, businesses and visitors alike. The area has also become a hub for students, with several large-scale purpose-built student

accommodation schemes close by, driving consistent footfall and demand for affordable retail, leisure and food outlets. Beyond Blackhorse Road, the wider Walthamstow area has seen a surge in creative and cultural activity, led by independent cafés, breweries and makers that have built a strong sense of identity and community.