East or South East? Plaistow, Ilford, Forest Gate, Plumstead????

[NellytheEl]

Hi all. I’m a first time buyer in London trying to narrow down choices of where to buy. I’ve lived in Islington most of my life but sadly can’t afford to buy in this area.

I am doing a lot of research which is soon to include a number of day and night time visits to the areas in mind. My budget is just over £300k as I am buying alone. Rightmove and Zoopla indicate that the best areas commute (to work) and price wise are East... so... Plaistow, Ilford, Forest Gate... (I’d throw in Upton Park and East Ham too). Plumstead also seems to offer a similar commute time and potentially more for my budget. I’m not in a rush and will see how prices fair after the stamp duty holiday ends (if it does).

I like period houses, so am drawn to the Victorian conversions/maisonettes. Plumstead seems to have Victorian houses in my budget which is amazing!

Anyway I’m really hoping anyone and everyone with knowledge of these areas will chip in to the conversation. What are your comments about safety/crime? I’ve checked police stats but these aren’t a final picture as we all know. What do people think of the communities and amenities in those areas? Prices are going up in all those areas so they seem to all be “investments”. Any other pearls of wisdom are welcome!

Do you or can you wfh at least part of week? Makes a difference as to what is a good option. Also if you are out much in the evenings as Underground services are much more frequent then.

I’m not familiar with plumstead but Plaistow, ilford and forest gate are not pleasant areas at all. Personally I’d take the extra 20 minutes commute and move further out to a safer area.

Yes, I have flexibility to wfh but will need to go into the office as well.

A good connection to the City is quite important as my career will most likely always draw me back to the City for a while yet. And as you mentioned I’d probably still socialise in the Central London so transport connections are important.

If you are not going into the office daily I'd look further out.

I would not choose any of the areas, unless the house was a free gift, in which case I'd opt to survive/exist in Plumstead.

I used to live in plumstead, but in the area just off of the common, not the high street end. I'd be surprised if you could get something around the common within budget. I sold my two bed terrace for £325k four and a half years ago, and could have got more if it had gone on via an estate agent. I paid £175k for it, which was good value, £325k was a crazy price.

Despite what some think I liked the area, it was safe and the neighbours were nice. I wouldn't have wanted to live in the high street end of plumstead though, totally different vibe there.

Of those choices I’d go for Ilford, around Gants Hill/Newbury Park will give you access to the Central Line. You could push slightly further to Seven Kings or Chadwell Heath if you are heading into the City but there would be no back up tube.

I’m not familiar with Plumstead but I wouldn’t touch Forest Gate/East Ham but I grew up not to far away so my thoughts about them are historic.

Ilford is not a nice place. The levels of poverty mean lots of social dysfunction and there are awful problems with prostitution and antisocial behaviour.

I grew up in Ilford and still have family living there. The area has changed beyond recognition and really isn't a nice area at all, especially crime-wise. Then again, most of the areas you've mentioned are pretty crime ridden.

Barkingside/Gants Hill might be your best bet but more pricey.

I think Forest Gate is changing quite quickly. Lots of young families moving there who can’t afford Wanstead/Leytonstone. Great links to town with cross rail too.

Have you considered Chelmsford, OP?

I'm not sure what the prices are like but it's about a 40 minute commute to London.

I was going to suggest chelmsford too. Delightful compared to some of your other choices and less than 40 mins commute.

I work in and around east London, and live on the border. I wouldnt live in east ham, forest gate, plaistow, ilford if you bought me a house there.

@WorraLiberty @janetmendoza a couple people have mentioned Chelmsford so I’ll definitely take a look. I’ve just started my search with a hope to buy in the spring/summer. So thanks. Anywhere specifically good in Chelmsford?

@Southwest12 yes you are right crazy prices. I have seen a few steals in my budget come and go but yes there aren’t that many. London prices are ridiculous!

Sorry I can't be more specific about Chelmsford OP, as I don't know it in enough detail.

If you're on Facebook, it might be an idea to join a local Chelmsford group.

@nellytheei

I live in plumstead and there are some lovely areas, particularly upper plumstead it has lots of Victorian type houses, lots of open parkland and some good schools, great commuter links into London as well

I used to live in Ilford....it was nice 20 years ago, it’s horrible now.

Ilford is beyond grim, its the worst place I have ever been in London. I know a couple of people who have moved to forrest gate and don't hate it.

Most of Plumstead is a shitehole.

I wouldnyt touch any of the areas you've mentioned with a barge pole.

Can only give advice on the East London areas.....avoid them all, what are you looking for? Flat? How many beds?

Forest Gate is improving, the area nearer to Wanstead flats especially.

I used to live in South East and worked in East for a period. I really didn't like it and wouldn't want to live there. Where as I lived south east London. Even though where I lived wasn't fancy.

@UncomfortableSilence looking at flats but in a house conversation (not a tower block). 2 beds would be ideal (but at a push a spacious 1 bed if it means being in a better area). A house would be nice but to get that I’d have to move further out. Budget is £315k. Really want a garden too!

This will be my first home, so not my forever home. So making a profit to move one would be nice.

Forest Gate has some naice parts, and is rapidly gentrifying, which is more than can be said for Ilford or its neighbouring areas. You wouldn’t get anything bigger than a one bed flat in those naice parts (the village and conservation areas). The lanes area is nice enough, and might get you a little two bed, although likely a project or in a non-period building. South of the Romford road remains as, er, gritty as Ilford.

I’ve heard good things about Plumstead (again, in very narrow areas), and East Ham could be a good gamble - although a rather different vibe to Forest Gate (think Dalston vs Stoke Newington). I go to East Ham often for the high street and always think it has great promise.

I live in Forest Gate (in one of the naice areas), and feel very safe at night waking from the station. Crime feels mostly gang focused, or car theft and litter dumping. I periodically get offered drugs on the street (as do my visitors, which is occasionally funny). It’s a very mixed demographic and everyone seems to rub along well.

This is very helpful, thanks for the detail and honesty.