Stoke Newington and Crouch end too expensive.

(46 Posts)
200274 Tue 02-Oct-12 20:03:58

Hi Mums, For those of you that are finding properties and stoke newington and crouch end too pricey, where are you heading or where have you landed. I really want to buy somewhere but my budget is around 500k for a house. I would appreciate your views on new areas in North London which you feel are up and coming in terms of families.

elportodelgato Wed 03-Oct-12 06:44:14

I've already done a shameless plug for Clapton on another thread grin but you should have a look. It is definitely up and coming, still a bit scruffy and hence more affordable, but lots for families and schools are good. If you want a longer more glowing recommendation then DM me smile

crazyhead Wed 03-Oct-12 08:20:46

I'm assuming from your post that you'd like to be in North London, but what are your priorities? I've got lots of thoughts , but answers to the following please:

1) Any restrictions on area of London, near friends, length of commute to work/North Circular etc? There are some places in South London that have a sort of CE/SN feel for less, but are you looking for cheaper options NEAR CE/SN?

2) When you say 'house' are you happy with scruffy 30s/50s/whatever 00s 3 bed you can do up/loft convert over time, or looking for a pristine 4/5 Victorian with features?

3) What about schools? How many kids, age and gender, will you state educate, are you looking for a squeaky clean 'issue-free' school? May as well be up front about this because one of the things that makes Crouch End and Muswell Hill pricey relative to neighbouring areas are the good schools with relatively affluent intakes and fewer social issues.

CuthbertDibble Wed 03-Oct-12 10:54:16

Hornsey (Turnpike Lane) end of Haringey ladder? Walking distance to Crouch End, short bus ride or slightly longer walk to Muswell Hill. Lots of big shops in Wood Green and fantastic transport links.

hjuk Wed 03-Oct-12 11:51:11

The Literary Editor of the Evening Standard just moved to the Harringay Ladder and he did a good write-up of the area in the Standard in August. The good value, transport connections and proximity to Crouch End and Stokie are making it increasingly popular, but prices are rising. Some friends of mine moved there and love it. Definitely worth considering -

crazyhead Wed 03-Oct-12 13:10:45

Ladder is one of the places I looked, and I'm going to cause controversy here by saying that last year, yep, great value for money - but this year, prices are quite hyped there, and up towards Crouch End levels which the Ladder just doesn't touch for niceness (though better for transport).

It is decent though! but if you look there for 500k, then make sure to look to the east of Green Lanes as well, cos you'll get much more for your money. Wood Green is also decent for houses

200274 Thu 04-Oct-12 13:07:57

Hi elporto , considered Clapton. What part has good schools? Lower or upper.?

200274 Thu 04-Oct-12 13:12:19

Thanks for your replies. I'm looking for Victorian house which preferable needs work. Been looking round the harringay ladder where scruffy houses go for around 550 at moment . Winkworth have cottoned on to it and are now calling it 'Crouch end'!!!!!! Bit worried about high street But love location. Is it safe?

200274 Thu 04-Oct-12 13:17:07

Crazyhead- looking for location near ok primary as son is 2 so planning on staying in house for a while. I thought south harringay primary was better than north. I'd love to hear you views on why north part of ladder better than south. Isn't turnpike lane a bit dodgy?

elportodelgato Thu 04-Oct-12 13:50:19

Hi there, we are Upper Clapton, just on the north side of Millfields Park. Southwold School is very rapidly improving under new leadership (my DD1 is there, I have been very impressed), Harrington Hill is also very nice, partic early years but didn't get such a good Ofsted recently. I have also looked at Millfields school (really nice, good Ofsted but big - 3 form intake) and Baden Powell on the other side of the Lea Bridge roundabout (again, really liked it).

The streets around the Chatsworth Rd in Lower Clapton / Homerton are getting much much nicer than they were and I think the schools that side will improve accordingly by the time your son is school age. I don't know the schools there as it's not quite our catchment. Chatsworth Rd itself has got much more chic even in the 3 years we have been here, there are delis, good coffee shops, a kids bookshop and toyshop, I hear restaurants and bars etc popping up too (not that I get out much these days!) and the market on a Sunday is really lovely. Clapton Hart pub on the roundabout is fab.

One of the other reasons we love it is that the marshes / Lea Valley Park are just at the bottom of the road, real big open space for the kids, nature reserves, walks along the river, a riding centre and ice rink too.

I can't say it's a 'nice' area yet and if you really want a Crouch End type place then Clapton will be a disappointment. It's not there yet, but it's on its way and you might get a bargain.

(I get so torn between a) wanting more people to discover Clapton and b) wanting it to stay a bit undiscovered!)

elportodelgato Thu 04-Oct-12 13:50:54

PS: it's so interesting what you say about the Harringay ladder - so pricey now!

crazyhead Thu 04-Oct-12 17:54:11

Sorry - I meant on the other side of Green Lanes (eg Haringey Gardens) rather than the north/south part of the ladder basically because it is cheaper for what you get and minutes away from the ladder.

I have a lot of friends in the area, and my friends with kids at North Harringay who are happy with it and say it is improving quickly. Also heard plenty of positive stuff about South Haringey. Not convinced there is necessarily loads in it? To get specifics, I'd personally post on the Harringay Online forum, real expertise there. A little into Tottenham to the East you could also look at Chestnuts.

Because there have been so many people moving into the area, the one thing I'd check out is catchments - as the ladder roads right by Finsbury Park (eg Umfreville) you could be school-less and according to catchments the ones right in the middle between South and North Harringay.

I've not heard of many safety concerns from friends, and quite a few people have said to me that Stroud Green is worse for crime although it is pricier. And the Salisbury on Green Lanes is much loved. Finsbury Park of course is so much nicer these days.

Like I say, my main wariness is price cos it seems to have gone up. However, there is quite a bit of variation so you might find something great!

crazyhead Thu 04-Oct-12 17:59:56

meant to say

...according to catchments the ones right in the middle between South and North Harringay COULD BE OUT OF CATCHMENT TOO.


crazyhead Thu 04-Oct-12 18:01:02

Also elportdelgato heard lots good about Clapton too... know a few people who were choosing between Clapton and the Ladder.

Asmywhimsytakesme Thu 04-Oct-12 18:01:30

We've moved to Hertfordshire!

LindsayWagner Thu 04-Oct-12 19:16:10

oh, come to Walthamstow. 4 bed house in the village 500K.

200274 Thu 04-Oct-12 19:50:21

As whimsytakesme- where in herts? Been looking there too.

Asmywhimsytakesme Thu 04-Oct-12 21:39:50

Hitchin area - you can get a nice house for your budget.

daytoday Thu 04-Oct-12 23:06:18

Alexandra Palace? The secondary school there is fantastic.

Bounds Green?

UnrequitedSkink Thu 04-Oct-12 23:09:05

500k in Herts will get you a gorgeous home, with excellent schools and great access to London. We're in Welwyn and the fast train gets to London in 20 mins. I used to spend an hour a day getting from Muswell Hill to Hyde Park Corner!

UnrequitedSkink Thu 04-Oct-12 23:10:01

Ally Pally prices are nearly as steep as Crouch End and there is a fight for decent primary places.

Asmywhimsytakesme Fri 05-Oct-12 08:48:45

Honestly don't miss N16 a bit smile

crazyhead Fri 05-Oct-12 09:50:37

What Unrequitedskink says. If you wanted Rhodes Ave/APS catchments in Ally Pally, 600-700k is sort of the minimum, and nearer to 700 would be most realistic (you'd get cheaper but then have to come up with building costs quickly). You could also spend way more!

Round the Muswell Hill side of Ally Pally is lottery win territory.

Ally Pally nearer Wood Green is a bit cheaper, and v nice but less good for schools. Bounds Green has bits in catchment of the good schools and you could prob get a house in budget still, but Crouch End it aint. Absolutely fine but in no way villagey. Depends what you want!

All based on my 2012 search experience....

likeatonneofbricks Fri 05-Oct-12 12:13:09

Asmywhimsy could you expand a bit on Hitchin please? what's it like, and how long does take to London by train? nice property there.

likeatonneofbricks Fri 05-Oct-12 12:13:32

'does it take'

Asmywhimsytakesme Fri 05-Oct-12 16:55:32

Nice market town, 25 mins to Kx iirc, indie shops, pool, fab schools, lovely countryside around it, restaurants, a few bars - all good smile

Asmywhimsytakesme Fri 05-Oct-12 16:56:32

On phone so can't do proper links. But look at this:

likeatonneofbricks Fri 05-Oct-12 18:17:54

thanks, Asmywhimsy! how fast and frequent is the train to Lon?

CuthbertDibble Fri 05-Oct-12 18:37:23

I commuted from Hitchin for a few years. There are at least four trains per hour, two fast (approx 25-30 mins to Kings X) two a bit slower (45 mins). At peak times there are more.

The downside is the cost of the train. Fares are not cheap, an annual season ticket is £3,400 or £4,500 with zone 1-6 travelcard and station parking is in the region of £1,000 per annum.

likeatonneofbricks Fri 05-Oct-12 18:46:01

hi Cuthbert, thank you! it it good for someone who doesn't need to commute daily in terns of thiongs to do - is Hitchin very small, any cultural activities at all or clubs etc? if not, what is the nearest bigger city/town apart from London, for more choices? St.Albans?

likeatonneofbricks Fri 05-Oct-12 18:46:28

'in terms of things to do'

ThePieWhoLovedMe Fri 05-Oct-12 18:49:05

Have you looked into Barnet at all - good schools and the end of the Piccadilly and Northern line near by or you can get the over ground.

AvonCallingBarksdale Fri 05-Oct-12 18:50:48

Ooh, we used to be in crouch End - don't half miss it sometimes. Sorry, not very helpful! We solved the problem by moving out to Bucks confused

CuthbertDibble Fri 05-Oct-12 18:58:54

Hitchin's not that small, it's a decent sized market town with all the usual coffee shops plus some nice independent ones too.

When I lived there I commuted full-time so didn't really get the chance to find out about daytime activities.

According to people I know who still live there it's a great place for families.

MaBaya Fri 05-Oct-12 19:05:35

Walthamstow definitely offers decent value for money, great transport links and has that vibe Stokey had 10 years ago before the wankers moved in and prices got silly

I love Clapton personally, but its still pretty rough.

Green Lanes / Harringay Ladder wouldnt be my first choice. Tube options arent fab and its just not Crouch End, is it?

Wood Green is ropey.

Bounds Green? North Finchley? Slightly more suburban but on the tube and great schools...

Asmywhimsytakesme Fri 05-Oct-12 19:05:37

Loads of mum and baby activities - nct groups, nice restaurant is the hermitage if you google, classical music concerts in the area, we just go to London for cultural stuff.

LastMangoInParis Fri 05-Oct-12 19:09:21

Turnpike Lane-Bounds Green.
Green spaces, good transport, good, quite spacious, well priced (for London) properties. Lots to recommend that area.

Walthamstow's good too.

likeatonneofbricks Fri 05-Oct-12 19:13:25

thanks, Asmywhim, it's true that as it takes 30min to London then you can do ALL your cultural stuff there. Definitely worth having a look, thanks.
oh, and what's St.Albans like? not to buy (too expensive) but as a neighbouring town?

Asmywhimsytakesme Fri 05-Oct-12 20:24:31

Too far really tbh - never really go there. Cambridge only 40 mins so go there for shopping and days out quite a bit

MadameBuh Mon 08-Oct-12 21:31:18

We live in crouch end and love, love, love it but with a 3 year old & twins on the way we are having to move. After a v lengthy search process, we have chosen Palmers Green. Still close enough to CE to see friends/ continue with some groups, lovely Broomfield Park, attractive vic/Edwardian housing stock & a couple of good schools ( we hope to be near Hazelwood, also has a children's centre). The high street has a Waitrose - yup, yah. maybe they know something! Keep hearing how people from ally pally, muswell hill & crouch end have been moving there over the last 2 years as obv. being priced out.

We have just bought a house there so can you tell I am trying to sell it to myself as much as you!!!

ecuse Tue 09-Oct-12 14:04:13

We're soon-to-be Stokey refugees moving to South Tottenham or Bruce Grove soon. There's are two 'good' and one 'outstanding' primaries within striking distance of broad lane (the one way system) and an outstanding secondary and you're minutes from the Victoria line (15 mins to Ox Circ).

It's not Crouch End or Stokey but, anecdotally, all the estate agents are telling me their offices are full of people moving 'over the hill' from Stokey so in 5 years, who knows...?

I used to live not far from Crouch End. OP, if you PM me, I might be able to help out with your housing query.

MissBetseyTrotwood Tue 09-Oct-12 14:12:28

You will be lucky to find a family house in Lower Clapton/Homerton for 500k. Unless you want a gut it job. 525 was the most recent price on a 3 bed that I know of. Sorry. It's gone bonkers around here recently; we've had at 3 letters through the door from speculative buyers in the last couple of months. People have even put posters up on lamp posts saying they want to buy a house in the area and leaving their numbers. shock

Good luck OP - plenty of good advice on this thread.

tkband3 Tue 09-Oct-12 14:12:34

We're in Southgate/Palmers Green - lots of lovely Edwardian housing stock here (we moved from London Fields when we needed more house for the same money). Transport links are good - Southgate is on the Piccadilly Line and Palmers Green is on a train line into Moorgate...takes 20 minutes in peak times so great if you work in the City and good for West End too as it stops at Finsbury Park and Highbury & Islington.

Primary schools are good - but you need to be careful as they change each year depending on sibling intake and we were caught out by this. Secondary schools also good, but again, need to check your catchment as there's a couple of dodgy ones.

I reckon quite a few people are crossing the North Circular to this area from Muswell Hill, Crouch End etc as they get priced out of those areas.

It's close enough to London to still feel like you're a Londoner, but there are beautiful parks and open spaces and it's very quick into the Hertfordshire countryside... Highly recommend it.

Happy to talk schools/different areas if you're interested...

ecuse Tue 09-Oct-12 14:13:47

I should add that unless we end up in catchment for Gladesmore (and it remains good for the next 10 years!) then we'll likely want to move again before our 18mp DD gets to secondary age, though...

HiHowAreYou Tue 09-Oct-12 14:40:26

Everyone we knew ten years ago in Hornsey, Bounds Green, Crouch End, Palmers Green has now moved out to Hertfordshire, or Enfield at least.

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