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Walthamstow vs Harringay Ladders

(17 Posts)
goteam Sat 11-Mar-17 08:00:45

We've decided to put 2 bed flat on market over the next year. Currently in a 'nice' bit of north London but really need more space. Have narrowed it down to 2 areas. Harringay ladders (bit nearvFinsbury Park) not to far from where we are now but I worry it doesn't have enough of it's own identity. Walthamstow seems to plus it has galleries etc. Need to get to Moorgate / Liverpool st for work and have around 850k Max and looking for 3 or 4 bedrooms. Need to be north of river for easy access to extended family.

Any tips / similar experiences?

crystalgall Sat 11-Mar-17 08:14:34

I'm from Walthamstow. Not a contest. Walthamstow hands down. Direct access to liv st, the village, great parks, William Morris gallery, a high street that is part typical old school London (a lot of
Rubbish/betting shops/estate agents/chicken shops etc) interspersed with craft beer, antique shops and great cafes/restaurants.

Lots and lots of events. There's a great free magazine E17 you can pick up in shops/the mall that would show you some of these.

For 850 you will defo find something even in the heart of the village though maybe not massive. If you venture out towards the end of Hoe st you'll do better (bit of a walk to station but then so is from inside the village). Further afield is the wood st area also getting nicer and Blackhorse rd which is b quiet at the moment but much much cheaper and I know lots of families are starting to go there due to cost.

But you've got 850 and that is a lot. You've got plenty of choice

goteam Sat 11-Mar-17 08:21:30

Thanks Crystal. Erring towards Walthamstow. We have friends in both areas so know them a bit.

dynevoran Sat 11-Mar-17 08:46:22

Walthamstow hands down. Partly cause I've lived here 7 years and love it, and then definitely once you said you need to get to Liverpool Street for work.

Bluegrass Sat 11-Mar-17 08:59:19

I would go for Walthamstow too, although faced with a similar choice we ended up going for Leytonstone which is 14 mins from Liverpool St (and soon to have its own Eat17 Spar, the third after Walthamstow Village and Chatsworth Road which we're looking forward to). Good luck.

goteam Sat 11-Mar-17 09:18:49

Thanks all. We quite like the streets between Hoe st and Forest rd as they're kind of between the station and park.

I like Leytonstone, Bluegrass but need Victoria line for Euston (partner needs it once a week for work and it's also our station to visit my family up north)


AwkwardPaws27 Sat 11-Mar-17 10:47:53

Walthamstow - I grew up on Wood Street, it got a bit rougher when I was in my teens, but is lovely now. I'd move back in a heartbeat if we could afford it!

fabulousathome Sat 11-Mar-17 19:02:10

You could afford South Woodford on that budget. Safer and good schools IMHO.

goteam Sat 11-Mar-17 20:17:15

Ah, thanks fabulous. We want to stick to areas we know and need the Victoria line. I've heard good things about Woodford though but info think it's for us.

Stokey Sun 12-Mar-17 09:29:28

Woodford is more conservative I'd say. Walthamstow has more of an arty vibe, the art trail and a lot of local designers.

Prices do seem to be stagnating here though so you may be better off holding out for a couple of months. You could definitely get a decent 3 bed for 850 but a 4 bed would be small.

Do you have children? The bit between Hoe St and Forest Rd can be a bit of a blackspot for primaries. There is Greenleaf which has the smallest catchment in the world (like 100m), and then Mission Grove or Edinburgh on the west side of Hoe st.

There is also Barclays on Hoe St itself which is quite new, outstanding Ofsted but mixed reputation amongst parents.

AndNoneForGretchenWieners Sun 12-Mar-17 09:32:00

My best friend Harringay Ladders. When I've visited I loved the vibe of the area, it seemed very safe and friendlyou, like a

MrsMarigold Sun 12-Mar-17 18:53:21

I know both and would go on for the Harringay Ladder but, I doubt you would get what you want for your budget. Finsbury Park has great transport links, and good restaurants, and a great park it's leagues better than Walthamstow but for what you want Walthamstow is the place.

goteam Sun 12-Mar-17 21:51:20

Yes, we do have kids stokey so would need a decent primary. Didn't realise catchments were so small! Would be looking at in year admission too...

Thanks for alternative views gretchen and marigold. I do like what I've seen of Harringay Ladders but would be looking at more of a 'do-er upper' for our budget which doesn't appeal.

Stokey Mon 13-Mar-17 13:10:08

Luckily the primaries tend to be pretty high standard here.

Greenleaf is the only insanely small one, GoTeam. you basically have to live on Greenleaf road.

Henry Maynard - village towards Wood St - is more like 350m but think you may struggle to get an inter-year place. St Mary's is CofE so no catchment as such & may be am option - very academic & outstanding Ofsted.

Woodside, Winns (by Lloyd Park) & Barclay - oldest are Y2 there as it's new - should be OK. Not sure about Mission Grove & Edinburgh.

Gosh, there's a lot to factor in moving with kids.

goteam Mon 13-Mar-17 16:20:32

Thanks Stokey. The sensible thing would have been to move before schools but we have enough space for now (kids 4 and 2) and where we live is amazing for small kids (in Highbury but close to Clissold Park). We will need to move soon though and the school stress is only just dawning on us!

We have begun looking in earnest but will be moving with a heavy heart to be honest so putting it off...

Cosmicglitterpug Mon 13-Mar-17 16:30:16

I was literally trying to decide between the ladder and Walthamstow...! I chose Walthamstow, Blackhorse Road and bought a four bed house for less than your budget. We re a ten minutes walk from the Liverpool Street line and close to the shops, Lloyd Park etc. I have two children under four and have found plenty to do and all the schools near get good reviews from parents I have met. The area is genuinely friendly and I won't lie, I didn't want to like it here being very entrenched in North London. (Crouch End), but so much has opened here recently: an art cinema and pop up pub, sour dough pizza, vegetarian cafes, great coffee and a new leisure centre.
There's a five bed for sale on the next road to me at less than your budget.
Don't get me wrong, I thought I wanted the ladder, but actually it feels like a no mans land to me now. Anyway, you can get to it in ten minutes on the GOBLIN overground from Blackhorse Road to Haringey Green Lanes!

adriennewillfly Mon 13-Mar-17 18:56:44

I grew up nearby, and am moving to Highams Park (assuming my purchase goes through). I'll miss the amazing kebab shops, but won't miss much else!

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