Elephant and Castle as a place to buy?

[matildawaltz]

On a name change here as I think someone has recognized me in real life.
We're relocating to London, work for me based near Regent's Park and husband around Holburn. We are really only familiar with London as tourists and wondering what the Elephant is like to live in? Apparently there is a major redevelopment programme by Southwark council. Initial rental sorted out so we've got a bit of breathing space to look around different areas but an acquaintance has suggested here as a good location for us - professional couple, no kids (nor plans for any), budget 700K, 1 bed (if big enough) or 2 bed flat. Any thoughts or other suggestions?

[specialsubject]

I know someone who has just bought there on the basis that it is ok now, and up and coming. It is definitely supposed to be. They have lived in central London for quite a while and did a lot of research.

so that's one vote!

[dyslexicdespot]

No, I would not ever even consider buying in E&C.

[mashpot]

Definitely not on that budget! You could move somewhere loads nicer. It will take a long time to up and come from now I think. Have you any other areas in mind? I don't know the prices of all areas of London well enough to make suggestions

[NotCitrus]

Overgeneralising a bit, but north/west/south includes some quite nice streets, east down the New Kent Road/Walworth Road not so much. Look at the new development prices - I can't imagine them exceeding £400k even for a 2-bed at the top of the range.
The attraction of the area (which is better than it was) to many people is it's walking distance of Westminster and southern half of central London/the City, but to Holborn let alone Regent's Park it's further - you'd need the Tube.

But with that kind of budget, no kids, and commute to Regents Park or Holborn, what about Hammersmith or Shepherds Bush? Twice as expensive but still well within budget.

[beaglesaresweet]

overall it's dreadful (sorry!)

[beaglesaresweet]

agree than on this budget you can buy a 1-2bed flat in a much better area!

[BIWI]

If you have that kind of budget, why not live nearer work?

here looks interesting and is within your budget

You would both be able to walk to work which would save you money as well.

Elephant and Castle may be on the up, but it's a pretty unpleasant area at the moment.

[Guitargirl]

I have worked in E&C for 10 years, it has apparently been 'up and coming' for the whole time I have worked there except it hasn't 'come up' at all. Nothing on earth would persuade me to live there, it really is one of the most depressing parts of London.

[beaglesaresweet]

agree also that Shepherd's Bush or somewhere NW (kilburn or surrounds) would be good choices. I'd personally go for Shep Bush out of the two as it has great links and nice areas like Chiswick and Holland park within easy reach.

[Bumblebeepie]

not for me..... move out further and get a load more for your money, semi rural areas with good transport links into London get my vote.

[ShoeWhore]

I'd look more towards Borough I think. A friend lives between Borough and Elephant and loves the location, don't think they'd want to be any nearer to Elephant though.

What kind of place would you like to live though? Do you want real urban or to be near the river or somewhere a little leafier? Tell us what you want and I am sure we can suggest a range of areas. Off the top of my head I am thinking Bloomsbury, Chalk Farm, Kennington (some bits) might all be worth a look. Maybe Hoxton/Farringdon. There are some fab bits near Shepherd's Bush as well (around Goldhawk Road, Ravenscourt Park) What would you like your max commute time to be?

[beaglesaresweet]

GuitarGirl, exactlt, it's ugly and depressing and full of 70s concrete, and crime is high too. By the time it regenerates it could be 10+ yrs. If at all.

[MarshaBrady]

You could find somewhere much nicer with £700k for a flat.

[beaglesaresweet]

*exactly

[ghislaine]

I live near E&C. It's traditionally pretty grotty. I won't lie, the shopping centre is a dump and the Walworth Rd is crammed full or betting shops and nail bars.

BUT... the council is engaged in some major regeneration projects. At E&C itself, there's a new leisure centre being built, and there's the Strata building or the new One The Elephant to consider. Further south, there's the Albany Place apartments which overlook the newly redeveloped Burgess Park. Period housing stock is in short supply, but your budget should still get a four bed Victorian terrace (look for Sutherland Sq or Lorrimore Rd). Transport links are good: from E&C you can get the Bakerloo line to Regent's Park in 15-20 mins and the no 45 bus goes to Holborn in about the same time. With no kids, you don't have to worry about schools. Ethnically, it's a mix of South Americans, Afro-Carribeans and the old white working class. The white middle classes are also starting to move in as they get priced out of Clapham and (gulp)Peckham.

[SheherazadeSchadenfreude]

I live near E & C too. I wouldn't want to live there, or down the Walworth Road or Old Kent Road. Try Borough or Kennington. Much nicer. £700K should get you a two bed flat in either.

[glucose]

Elephant is run down, and doesnt feel safe, had a shoebox on Blackfriars road...towards Southwark end....so so noisy...'this lovely near The Cut, a little hidden away town in the big city

[Southeastdweller]

I live nearby. Yes it's slowly getting better but there's still a hell of a long way to go before it becomes a destination kind of place, to visit or live. Really not much good things to say about it apart from superb travel links. It's grotty, nothing to do in immediate area and I've felt very unsafe being there at night (when I've had to be to change buses). The high amount of poverty there makes me feel very uncomfortable also.

For convenience, an excellent investment and peace I'd be looking in Bloomsbury or if you want to be a bit further out, you can't go wrong with most of the NW postcode areas.

What stuff do you both like doing in the evenings and weekends?

[eurochick]

God no. I've lived in South London most of my life, not always in "naice" areas but I wouldn't live there. I mentally associate it with the word "stabby".

For 700k you can have your pick of areas (bar a few silly areas full of foreign investors with crazy budgets) if you want a flat - that's a great budget, even for London. You can get a 3 bed house in zone 2/3 (or further out) for that.

[rubybleu]

I viewed a 2 bed Victorian flat today in E&C. Ghislaine - I can only wish that £700k bought you a four bed terrace, it really won't even scrape the surface at the moment.

I am enthused about the area as Lend Lease have huge plans for gentrification but it's pretty grim and I really don't know how they are going to improve the roundabout. We left thinking the East End is still more appealing from a value perspective.

Kentish Town would be an ideal place for you OP and well within budget.

[matildawaltz]

I've been doing a lot of research since I posted and I think I've come to the same conclusion as most of you, there are nicer places to live! Oh well, back to the drawing board.
Areas we've considered are Marylebone (but no idea of good streets)
Belsize Park (looks green and pretty on the west side of Haverstock Hill)
Chelsea is gorgeous but I would like to theoretically swing a cat for the money. Dh fancies a new build, maybe riverside, I'm open to persuasion on that. Ideally we want to stay within Zone 1-3 and get to experience all the buzz at close quarters while remaining relatively safe. Not asking for much am I?! Right move is overwhelming sometimes.

[chickydoo]

It's dire!! That shopping centre......hideous

[BumpyGrindy]

Hackney

Period in Hackney

The 2nd property is in a nice area of Hackney....I love Hackers.