Landmark Pinnacle, E14

I have lived in the building for about 2 years and enjoy living here overall. The entrance to the building has a high-end feel, having a large lobby with attractive furniture and concierge desk. There are usually around 3 staff working in the lobby as security/concierge. This gives an impression of a secure building, although in practice I don’t really know why they need all these people or what they are actually doing all day! Entry to the apartments is quite secure, requiring fob access to enter the building and then again to enter the lifts. This has been improved further recently as you can now only access the floor on which you live via the lifts. There is a parcel room, which also accepts food deliveries. This is a very convenient service, although you cannot collect a parcel after 8pm, which is a bit early (food deliveries are left there at any time but not securely). The building has a plethora of facilities including gym, lounges and a roof terrace. Some, such as a children’s play garden, seem rather pointless as there are virtually no children living in the building. A swimming pool is the only facility that is lacking. I’ve not experienced major problems with the services (heating, water, air con) in the building. The building is very well insulated and has a tendency to get very hot. This means that you do not need to use the heating other than on the coldest of days, but you will need to use the air cooling (or open the window widely) for most of the year. My biggest issue with the building is that it creaks in very windy weather. These tall buildings are designed to sway slightly in the wind, but this leads to creaking in stormy weather. Most of the year this is not an issue, but in winter, in particular, when storms can be frequent this is quite a nuisance and can disturb your sleeping. This is a structural issue that seemingly cannot be fixed. It does appear to affect some floor more than others. Whilst commentators in the media would describe these as “luxury flats”, I would not really regard them as such. The fit out of the flat is decent but none of the fixtures or fitting are “luxurious”. There are no design elements of note within the flats, it’s all very utilitarian. A major gripe I have with developers of flats in the UK is that they always make ceilings as low as possible and that is no exception here. The ceilings are far too low. Perhaps developers don’t understand that people pay more for properties with higher ceilings - that is why first floor flats in converted Victorian town houses are so desirable and expensive. There are seven lifts in the building: four serving floors 11 to 56 (floors up to 10 are for a separate hotel) and three serving 56 and up. Generally speaking the lifts work well but inevitably they go out of service from time to time. If even one goes out of service this can mean considerably longer waiting times.

Square and Partner's design is efficient, clean and tidy. Facility without swimming pool keep service charge reasonable level. Gym with a view and the golf room is easy to book. Building management sort out hot water issue or lift service in a timely manner. Concierge and post room team are well staffed and friendly. Building is pet friendly, my 2 cats enjoy morning breakfast with a view. It is convenient for young people.

Avoid to buy and rent here at all cost! This developer and management company are scammers! The size and the space of the flat itself is well designed for a 2beds flat. Space are spacious enough for 2 people and a dog to live. Views are the best in the area for both East and west views if you live high up. Facility is a joke, restaurant on the ground still in construction after 2 years of moving in. 27/f is a sky garden but nothing special, could be nicer if it’s a swimming pool, 56/f is a gym and some booked in rooms for diner and activity. Gym view is great but too much trouble for an induction and had to renew your fob keys to enter the gym. 75/f sky bar is shut down for a few months. There’s always something not working or opening in this building. Lifts are especially always broken down and takes months for them to be repaired. Only one fire stairs in the whole building, if there’s a fire, you can kiss your wife goodbye. Garbage area is only located on B2/f which is a biggest joke, every time you enter a lift there’s always some residents bringing down their smelly drippy rubbish, leaving the lifts and hallway slippery and sticky. Honestly letting people to ride the same lifts with their rubbish is the most disgusting and unacceptable design and management I’ve ever seen in my entire life especially if you’ve lived in high rise buildings in Asia, you’d know there’s always a self contained garbage room on each floor and the management company wouldn’t save money on hiring cleaners to clear out the rubbish every morning and night.

The first impressions of this building are poor. Lots of littering outside and revolving doors that constantly jam. It is still confusing how they could possibly have gotten the doors so badly wrong. The 1st floor facility aren’t finished and are mainly for COVE hotel residents. The lounge and pool area is very nice with great views, however, the choice of pool table was not great and the pool cues are all broken. The golf simulator is fully booked almost always. However this closes at 10 so you won’t be able to enjoy this at night - please also note that no drinks or food are allowed. You will have no privacy as the security staff will see everything you do coming in and out of the building. The garden floor is lovely and the views are amazing, however, no windows are open and could have better ventilation. Table tennis room is fun and a great touch. Seating areas are great for working from home or study. However this closes at 10pm so you won’t be able to enjoy this at night. Parcel collection closes at 8, meaning you won’t be able to collect anything if you finish late. In the same parcel room it has been found that residents routinely steal other peoples food collections. Lifts are broken 60-70% of the time. Be prepared to wait 5-10 minutes for a lift during busy times. Always leave your apartment early to account for this. The gym equipment is very light and machines are technogym (one the worst providers). Gym needs to be booked and closes at 10pm. You cannot bring guests to the gym. Regular gym goes should go to puregym or Nuffield health nearby. Building management is unfortunately poor. There are too many pain points to be exhaustive here but please prepare yourself as you won’t be treated as a client and more of a student or subordinate. The apartments themselves are high spec and you won’t be disappointed with the views, even from floors as low as 10. Both east and west facing views are lovely. Corridors and carpets are cleaned routinely so it feels premium and smells ok most of the time. Overall the lifts are usually dirty due to people taking their bins down to the basement floors and leaking occurring.

Promised facilities have not materialised yet. Flats are tiny and insulation is not great. Elevators are a nightmare and the whole feel of the building is that it is a disaster waiting to happen especially that the elevators are in no way adequate or reliable in case of an emergency evacuation.