Looking for pockets of nice roads in East London

[Kazza11223344]

Hi there. My husband and I are looking for a Victorian house in east London but with a budget of 475k we are struggling to find anything decent. We currently live in leyton just off francis road and we like our road. I’d love to get your suggestions of specific streets or areas to look at which still has affordable property. I’ve given up on leyton and Leytonstone as houses in the nicer roads are way beyond our budget. Looking at some roads in forest hate by Wanstead flats but even there seems to be too high now. Any similar pockets you would recommend?

Ps - no kids or plans for them so schools not important.

I am sorry to say, I don't think you will find a victorian house in East London within your budget, whatever road it is in (unless it needs a heap of money spent on it). I live in Chingford and my sister lives at Blackhorse Road and another sibling in South Woodford so we do know the area. I have come to the conclusion that anywhere within an easy commute of Central London is going to be expensive, especially if it is "leafy". I've just checked Blackhorse Road area and a 2-bedroomed flat that needs doing up is up for £375,000 and one of similar vintage that is in a nearby road (but dodgy road full of drug dealers) but fully done up already is up for £450,000. Therefore, it isn't surprising that small (2-bedroomed) terraced houses are mostly over your budget. However, just found a really nice 2 - bedroomed house in Upper Walthamstow by the forest, listed at £475,000. Have a look - Upper Walthamstow is quite nice (nearly went to live there myself) -has a cricket club, nearest station Wood Street, forest close by. I suspect, though, if this house is as nice as it looks about 100 people will be fighting for it. good luck.

Thanks for the suggestion. Off to have a look. Prices are pretty depressing!

My husband and I are looking for a Victorian house in east London but with a budget of 475k

You're more likely to find Lord Lucan riding Shergar.

😂😂😂 yup!

Look at Bow, Mile End? Maybe near Tredegar Square? Not too sure prices but it's not too bad round there.

Have you looked custom house/Plaistow/beckton way?

Would you consider South Woodford? There’s some lovely roads near the station.
www.rightmove.co.uk/property-for-sale/property-64203473.html

No I haven’t. What are the areas like? Are there nice pockets with local shops and green areas?

Petronellas that house is exactly what I’m looking for! Didn’t think I could hope to find a kit hen with wide doors onto garden. Yes I like the areas by the station in south woodford

Manor Park? Ilford?

Not exactly East London but Upminster/elm park are both on the district line and and take about 45mins to central London.

I would steer clear of anywhere between Dagenham Heathway and Mile End if you are looking for a “naice” street.

Alternatively you could go more into Essex but with easy access to the C2C. This is what we did as the commute was just as easy and I find the trains more comfortable. There are some lovely area/roads and you can get so much more for your money.

Never really considered Upminster. Its just so hard to know where to look in each area. For example leyton is pretty rough and ugly in most places but we found a pretty decent pocket with local shops and tree lined streets.

Manor Park is the most "naice"-resistant area I have ever lived. It has everything going for it (easy commute to central, abutted by gentrification on all sides) but somehow it remains defiantly grotty. Lived there for two years, glad I don't have to any more (had to leave London for anything better however!!).

You’d get something for that budget in East Ham and the bits down by Central Park (so further from station) are much nicer than anything closer. And there’s the park with it’s cafe etc. But still not what I’d call objectively ‘nice’!

Yeah - most of eat London is pretty grotty tbh. But there are a few street gems in each place - it’s just finding them before the masses do

You won't get nice-nice streets and a decent Victorian anywhere I would call East London. However if you can accept scruffy but gentrifying streets and small Victorian terraces you might look in the pocket bordered by Coppermill, Elmfield, Salop and Cassiobury Rds in E17, and the neighbouring streets off Essex Rd. Lots of naice families moving in and doing extensions - you might get a very unimproved one for your budget if you take advantage of Brexit jitters.

It is a bit stabby ATM but I live nearby and like it here.

Alternatively Highams Park (near Selwyn School).

Tawdrylocalbrouhaha - ‘it is a bit stabby at the moment’ I’m crying!!! I live in London so pretty used to stabby 😂😂

For those of us on a limited budget, stabbiness should actually be a search term on Right move, as an indicator of affordability!

I second the other poster about East Ham towards Central Park, other side from the station. Streets are quiet and peaceful at night, it’s got a few good primary schools, a local WI group and community projects like quarterly hand-craft Greatfield Market and weekly events at the Red Door studios as well as walking distance to leisure centres and hospital etc, plus house prices still rising respectably so not a bad investment. Parking can be a bother towards the main roads, but ok if you go for the quieter streets.

If you are willing to consider Zone 6, check out Mawney Road and surrounding roads in Romford (between the ring road and the A12). 3 bedroom Victorian and Edwardian semi-detached houses are selling for around £375-425k. It's 15 minutes walk to the station, trains to Liverpool Street take about 28 minutes.

This doesn't help but we used to live off Francis Road (Claude) 😀

Don’t be daft! You won’t even get a flat for that money!

mrsjoyfulprizeforraffiawork Hi from Chingford!

I’d stay away from Ilford! I like Woodford/South Woodford. Obviously I like Chingford but I’m noticing some of the Walthamstow crime creeping out...
What about past Dagenham, the Grays area? It’s a lot more affordable but I’m not sure on the area.

Grays is not a very nice area, it's very deprived and outside of London boroughs and TFL zones. I'd avoid Thurrock in general if you can afford to.
Ilford is ripe for gentrification, very grubby especially around the station but some lovely properties. However getting on the train there is hard as the trains are often full when they arrive, I would not live there if you need to travel in to London.