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650k for a London house. Where would you go?

(121 Posts)
crystalgall Mon 07-Mar-16 22:36:28

We live in South Woodford. Just sold and living with family in Walthamstow. Initial our search area was limited the South Woodford/wanstead area but we need to branch out and I'm wondering how far we could go.

Here's our list of requirements:

3 bed (decent sized rooms)

Possibility to extend

On central line or easy to access central line (for DH work)
Roads which lead to Bow/Mile End (for my work as I drive)

Has to be in catchment for a primary school (this usually means within half a mile if that) and a decent secondary.

Period property. (Love Victorian and Edwardian. But 1930's semi is fine)

Ability to get to Walthamstow and Hackney easily as that's where our families are and we see them every week.

We have been forced into looking at houses in Redbridge/clayhall.
It's just really depressing. Lots of identikit roads off a massive dual carriageway. Really ugly houses.
But more in budget.

Now thinking maybe we should branch out. We've looked at parts of Leytonstone. Generally though the Waltham Forest secondary schools are terrible which is putting us off.

Any magical ideas about where we could go that's not too rough?(please don't say Forest Gate!)grin

crystalgall Mon 07-Mar-16 22:37:19

Oh and 650 would be for something in ideal condition with no work required. Ideally we would like something for less which we could renovate a bit.

meatliqour Mon 07-Mar-16 23:11:32

Newham. Friends have just bought there. It will defo become one of these up & coming areas

EElisavetaOfBelsornia Mon 07-Mar-16 23:17:44

Forest Gate, Manor Park, the Wanstead side of Leytonstone.

EElisavetaOfBelsornia Mon 07-Mar-16 23:18:52

Ha I missed the last line of the OP!! Why not FG? It's a bit of an aspiration for me.

marghini Mon 07-Mar-16 23:24:35

meatliqour where would you suggest to move to in Newham? Do you know the area a bit? I heard quite a lor of negative things about Newham..

GooseberryRoolz Mon 07-Mar-16 23:38:48

Why would you leave Redbridge for some of those places if state secondaries are an issue?

Okay so Redbridge (town) is grim but the B'side end of Clayhall is okay, B'side itself, then up towards Chigwell. (In fact going out into Essex areas - epping, Chigwell- a bit makes more sense, schools-wise than going into East london does).

Or look at Ilford town -plenty of victorians and a bit more urban grit.

Or look over at Enfield.

fabulousathome Tue 08-Mar-16 08:08:21

Debden/Loughton borders? The commute is longer though.

HRMumness Tue 08-Mar-16 13:42:11

Tottenham? You are fairly close to Walthamstow and Hackney, you could get to Oxford Circus in less than 25 minutes on the Victoria line. Loads of great parks. Plenty of lovely Edwardian / Victorian properties about. Most primary schools are rated as good with a couple that are outstanding (Belmont and Croplands) and there is a high school at the end of Downhills Park which I believe is also rated good -- although I don't know much about high schools as my youngest will only start reception this year.

We have been here for almost 5 years and it has improved massively since we bought our house. There is a really lovely community vibe and nowhere near as bad as it's reputation suggests. I think it would be easy to get something in your budget in one of the nicer streets near Downhills Park.

TreadSoftlyOnMyDreams Tue 08-Mar-16 14:30:49

Charlton - SE7, 2 mins to the A2 and heading north via Blackwall tunnel.

Needs work but ofsted outstanding primary school is about 100 yards away. most houses on the street have had a kitchen extension and a loft one [without the ceilings being lowered] and I think the price is a bit aspirational given the standard of presentation.

Blackheath postcode/Charlton boundary
Ready to walk into but little scope for expansion. In catchment for outstanding primary and two good secondaries.

crystalgall Tue 08-Mar-16 14:32:25

I know I'm going to sound snobby and I don't mean to but Newham and Tottenham are rough as hell.
I say this as someone who grew up on a rough council estate in Dalston,Hackney back when it was a dump in the 80's.
I have family in Newham/forest gate too so know it well. I know all about 'urban grit' haha.
I'm not keen on raising a family in these areas and would like somewhere more green/friendly/good schools etc.

But you know I'm prob wrong. DH grew up in Walthamstow also when it was a dump and never wanted to live there and now it's almost Hacket level prices and all hipstery and now no way we can find something decent.
So perhaps I need to reconsider

crystalgall Tue 08-Mar-16 14:32:59

Hackney level

crystalgall Tue 08-Mar-16 14:34:15

On the flip side o also don't want to go too far into Essex/Chigwell etc.

We are not white and I worry about going somewhere where we will be a standout minority.

GooseberryRoolz Tue 08-Mar-16 14:37:05

Start by looking at the secondary schools, then look at the primary schools and then consider everything else. It will save you so much money/stress/grief/worry in the long run. Honestly, I say this as someone with two sixthformers and a Y5 grin

(And I wouldn't live in Tottenham, Newham etc if you paid me either but if I had no DC I'd live in Hackney or Walthamstow.)

The problem with canvassing views on here is that people who live in Tottenham and think it's great and that the schools are just fine aren't necessarily coming at it from the same angle as you.

GooseberryRoolz Tue 08-Mar-16 14:40:05

On the flip side o also don't want to go too far into Essex/Chigwell etc.

We are not white and I worry about going somewhere where we will be a standout minority.

So Redbridge fits the bill then! Go and look at the bits that aren't directly off the A12! smile

soundsystem Tue 08-Mar-16 14:40:26

Come down to Leyton! We're just over the border from Walthamstow (other side of Lea Bridge Road). Your budget will still get you 3 if not 4 beds.

How far away from needing a secondary school place are you? The Lion Academy Trust are opening a secondary in 2017 down near the new train station on Lea Bridge Road (towards Clapton), which is causing a lot of excitement (because you're absolutely right, Wlatham Forest secondaries are pretty bad). Barclay Primary (bottom of Hoe Street and Canterbury Road, E10) will be feeder schools.

Cuttheraisins Tue 08-Mar-16 14:47:37

I think you should look into the Bushwood area of Leytonstone. It's nice, iii schools for primary and secondary school is on the up - maybe Wanstead High? Wanstead itself has gone up crazy, 3 bedrooms are over 700 k, and 4 bed (even terraced) will be 850 plus. It's absolutely crazy.

Forest Gate is improving, I used to live there 10 years ago and it was seriously rough, now getting better especially in the conservation area and/or close to Wanstead Flats. The issue is that the schools are not great. In your shoes I would look more into Leytonstone/bushwood, and Walthamstow is really nice now I think especially around the village. Lots of families. South Woodford is a bit blend I think, it's ok but not great although they have excellent school - Churchfields is an amazing school.

Diddlydokey Tue 08-Mar-16 14:50:24

soundsystem Tue 08-Mar-16 14:55:08

And when you say you'd pay less for something you can renovate... do you mean cosmetically or more of a project? Because there's this beauty:

It's already had £50k knocked off it and not a lot of interest since then so I'd anticipate room to knock more off. But you'd need a fair amount of vision!

crystalgall Tue 08-Mar-16 15:02:46

Ooh soundsystem. That's interesting. We have had to apply for reception this year from my inlaws in Walthamstow as that's where are a living at the moment. Barclay on Hoe st will be the primary school most likely. Now if only we could afford to stay in Walthamstow!

OVienna Tue 08-Mar-16 16:34:24

I live in So woodford! I came on here to suggest our area. Interesting that you struggled to find something.

MrsDeVere Tue 08-Mar-16 16:36:48

Message withdrawn at poster's request.

OVienna Tue 08-Mar-16 16:38:37

I guess you know Seven Kings high school is fantastic. I would check out houses available in the catchment area for that. Good where the strong secondaries are.

MrsDeVere Tue 08-Mar-16 16:41:02

Message withdrawn at poster's request.

crystalgall Tue 08-Mar-16 16:46:39

I think I'm being picky of course.
When I say I want to be in Walthamstow I would like to be in naice part of Walthamstow!

A lot of is still a bit grim and it's not worth it unless we are near the tube/cinema/shops/hoe st etc. Plus we have to make sure we are within 0.3/0.4 miles of a primary wherever we go in order to get in.
For Walthamstow less of an issue as DS will get into Barclays from my inlaws.
Also the houses are so small! 600
For something teeny

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