This duo of mixed-use residential apartment buildings at Ebb & Flow, Station Hill, Reading represent Vawdrey House’s most ambitious Build-to-Rent project to date.
The fifth project working alongside property manager Native Communities, Ebb & Flow lies within the flagship Station Hill development delivered by our client Lincoln MGT, a JV between Lincoln Property Company and MGT Investment Management in the centre of Reading, located adjacent to Reading Elizabeth Line/CrossRail and Mainline Railway Station. The scheme design was created utilising Lincoln Property Company’s extensive global track record of investing in, developing and operating schemes in the Build toRent (BTR)/ multi-family sector. The buildings comprise 598 studio, 1-, 2- and 3-bedroom apartments alongside an impressive collection of communal spaces and resident amenities.
The Vawdrey House was brought in to inject Native’s signature values to the interiors of both the apartments and the communal areas following their appointment as operator of the scheme.
Concierge & reception
Co-working areas
Kitchen & dining areas
Lounge & function spaces
Show apartments
598 studio, 1-, 2- and 3-bedroom apartments
Communal spaces and resident amenities
Interior Design
Furniture & Accessories
‘...In my many years of operating BTR projects, I've never had as much positive feedback on the design of the spaces and the quality of the furnishings.’
While the development was still under construction, we worked with the incumbent architect, project team and main contractor to weave the Ebb & Flow brand into the buildings, through the joinery, furniture, lighting, paint schemes,branding and accessories.
The Ebb building (415 apartments) is the largest and was completed in 4 phases over Q3 & Q4 of 2023, with the first phase of 88 apartments being fully let before it was launched to market. This success was due in no small part to the design and quality of the show apartments, which we delivered ahead of the first phase launch.
The Flow building (183 apartments) contains the latest and most exclusive of the apartments. Launched in Q3 of 2024 this building has a differentiated exclusive design feel with the apartments and communal areas a step up from the Ebb apartment building, and with the amenities within Flow being exclusive to residents of Flow only.
Innovative design combined with our ability to draw on an established network of supplier relationships and strong purchasing power enabled us to deliver high-quality, sustainable furniture packages for the apartments that offered our client, Lincoln Property Company and MGT Investment Management, attractive margins and enhanced returns.
Hard wearing and functional while feeling exclusive and stylish, the schemes deliver highly liveable homes with an enticing touch of aspirational lifestyle offered by the communal areas.
As you walk into the double height concierge lobby tenants and guests are immediately enveloped in a multi-sensory luxury hotel style experience. Our bespoke concierge desk complements the building design which has elements of exposed industrial structure and services. Every moment is considered, including the light floral scent and deep funk music flowing through the air.
Leveraging our experience from the residential sector has been a key factor in ensuring the sell-out success of Ebb & Flow. A hub of relaxed activity, residents have the option to enjoy the privacy of their own apartments as well as a plethora of beautiful, yet functional communal areas designed to suit different moods and activities.
An oversized bespoke chandelier (from Fritz Fryer) accentuates the generous celling heights and views of the mezzanine area. A curated collection of furniture and upholstery (from suppliers such as Dare Studio, The Conran Shop and Soho Home) sits atop a geometric tiled floor with overlaid rugs (from Floor Story) and cushions from a wealth of sources. Many of the key furniture pieces are bespoke to The Vawdrey House’s designs and specific to this project.
Taking centre stage between the concierge and the residents’ lounge is a bespoke U-shaped walnut banquette with fluted green leather, marble and brass, complete with integrated low level lighting. Here, restaurant style tables offer a space for morning coffee, meetings, and working through to drinks and food with friends come the evening.
Two-person meeting booths in walnut and black leather flank a Crittall style glazed screen, which divides the main space from the focussed co-working area which features enclosed meeting and quiet rooms.
A strong variety of spaces are on offer, from relaxed sunlit lounging amongst the plants of the atrium, to private rotating ‘sedan chairs’ for taking phone calls.
The brasserie style banquette seating to the centre of the space work hard from day to night, as residents catch up for morning coffee on their way out, to comfortable meetings and home-working throughout the day, then as the lights dim, people gather with wine bottles, take aways and catch up over dinner together.
Ebb&Flow is rich in amenities including social and co-working spaces, shared kitchens and lounge areas across 4,000 sq ft of amenity space with outdoor terraces and panoramic views over the Thames Valley
The scheme features 20% of affordable units and 20% of accessible units woven through the floors. Residents are supported by a comprehensive community programme and facilities including regular fitness and wellbeing classes in the on-site gym. The level of amenities and service, including organised activities and events in partnership with local charities and businesses, are a key differentiator for this scheme.
Unlike many BTR developments, Ebb&Flow is pet friendly and fosters community amongst pet owners with socials such as ‘yappy hour’ encouraging residents with pets to meet up and go for walks together.
Flow has a differentiated exclusive design feel, with the apartments and communal areas being a step up from Ebb. The ground floor provides a breakfast bar and co-working spaces exclusive to Flow residents, with a members club feel.
Restaurant style booths offer sought after working and meeting spaces and there is an intimate private dining room for 6. The 12th floor offers more communal lounge space with a full bar, all opening onto the roof terrace. A bookable private events space here features a concealed kitchen and dining for 12, plus space to dance!
This sense of community is strengthened by ‘local hero’ Siren Craft Brew, which opened its flagship tap room on the corner of Friar Street in 2024. Siren was Station Hill’s first retail ground floor anchor tenant, serving to inspire other local hero businesses to relocate to this new activated destination.
The wider Station Hill development has also had a demonstrable impact on the local economy with 800 jobs filled by local people from across the Thames Valley and over 250 students supported through the ‘Pathways to Property Summer school’.
Further social initiatives include site visits for local schools, targeted job training and apprenticeships, and over £6,000 in charitable donations – leaving a lasting community impact.
Station Hill is one of the largest development projects in the South East, creating a vibrant district that brings a connected live-work-play experience and establishes a new gateway to Reading. It includes 625,000 sq ft (58,064 sq m) of best-in-class office space and up to 1,300 homes to accommodate over 8,000 employees and residents.
It will deliver a substantial two acres of public realm through a c.£50 million investment in social infrastructure, landscaping, improved pedestrian accessibility, and a central piazza for the public to enjoy. The community will further benefit from 95,000 sq ft (8,825 sq m) of lifestyle-led retail and leisure space.
‘Leveraging our experience from our domestic home designs has been a key factor in ensuring the sell-out success of Ebb & Flow.’
