To ask about buying property in Wembley area of London?

[TherapieTaxi]

Hi all,

I’m a first-time buyer and am looking at buying a property in the next few months.

I’ve been looking all over London and Wembley seems to be a good option, especially because of its transport links.

I’m renting in another area of Brent at the moment and have heard/seen that the borough is going through quite a lot of regeneration - partly due to Wembley stadium and due to having Crossrail near it in future.

What do you all think about Wembley as a place to buy/live in? It seems really well located and connected, and like an up-and-coming area.

Thanks :)

It’s a dump if you’re in North Wembley or Wembley Central

Cat (love your username btw 😂) - do you think it might improve in the next few years though?

Bumping :)

Unfortunately, Crossrail won't run through Wembley.

Wembley is ok but it is quite busy and congested. Depending on what your budget allows, perhaps keep your options open.

Are you buying a house or flat?

Thanks Viserion :)

I’ll be buying a house rather than a flat.

I’ve seen Wembley can be pretty busy so I’m happy to look at lots of other areas and see what I can find.

I’m interested in areas with a Crossrail link, so have started to look at Plumstead/Shooters Hill, which aren’t far from Woolwich, which will have a Crossrail.

Also thinking about places like South Woodford, which won’t be on Crossrail but have good travel links as well.

What do you think of those areas? They look really nice from what I’ve seen in photos, but I haven’t yet visited - booking in some viewings over the next few weeks, when I’ll visit properly then.

I'm not too familiar with those areas unfortunately as I'm from West London. You could look at West Ealing or Ealing Broadway. I live close to Ealing Broadway station and I really like it. Only one stop to Paddington right now and Bond St. will be 11 minutes away once Crossrail opens. Good luck with your search!

I really don’t see it improving. My DP lived there for 30 years until very recently and it’s never improved, I don’t see what they can do to make it better. Funnily enough, we have family in South Woodford and it’s not bad. Much better than Wembley! Avoid Hayes and West Drayton if you’re looking further west

Wembley is not on Crossrail. It's not a great area on the whole. However, the nicest part is in the area behind Forty Lane/the old town hall, and it's close to Wembley Park station. And that's 2 stops on the Met line from Baker St, or just one stop to Marylebone on Network Rail from Wembley Stadium station.

Not somewhere I’d like to live. However the area around the stadium and designer area seems ok. I know Brent Cross shopping centre/IKEA well and have been stuck several times in the high street traffic. I think it has a reputation as a not very nice area. I would not buy there.

What's your budget, OP? I know the South Woodford area. It's nice, but I find it a bit too suburban, in that it has more of an Essex vibe than a London vibe.

Thanks everyone for your help :)

My total budget is £500,000. I’d like to find a 2-bed house with good transport links, ideally with potential to extend the house, within a 60-minute commute of Westminster.

I’ve been looking on Right Move/Purple Bricks so far at Plumstead, Woolwich, Wembley etc. as they all have good transport links (still pricey though) - also started looking at Streatham and Colliers Wood/Wimbledon, but these are much more pricey! I’m totally new to those areas though.

Does anyone have any advice on areas I could look at please? I’d like to stay as close and central as I can, but I realise this might not be possible!

Also looking at Ilford due to Crossrail but bit worried it’s a dodgy area - does anyone live there/know what it’s like? I’m planning to visit in a couple of weeks to get a feel for it.

Wembley is expensive for what it is. I don’t think it’s a nice area at all. My dad, a big burly bloke, had an attempted mugging on the station platform. He told the bloke to piss off, but it’s not somewhere I’d choose to live.

If you want a 2 bed house, you’d get much better value for money a little further out eg Watford, about £450, 000 for a 3 bed bed semi, 20 minutes to Euston. Harrow and Pinner are a good deal more expensive.

I was born and raised in Wembley. It is a horrible area and I would avoid at all costs. It is also really expensive for a complete dive. I would look further afield on the metropolitan line... such as Uxbridge. Or if you wanted nearer I would opt for houses surrounding the Welsh Harp resivoir park... it is nice and quiet on the roads leading down off blackbird hill.

I've a friend who lives in Plumstead and she assures me it's a dump. I believe Woolwich is similarly awful. I also wouldn't choose to live in Wembley...

Sorry - no help.

Hanwell? Southall?
Not Crossrail but Archway

Thanks everyone - I had no idea Wembley was such a rough area! Wow cherrysoup sorry to hear about your Dad - that’s frightening.

What do you all think about places much further east? Forest Gate, East Ham, Upton Park, around Stratford. I feel like the area is being massively regenerated with the Stratford Westfield, 2012 Olympics legacy and Crossrail coming into Forest Gate/Ilford etc.

Do you think this is a good area to look at buying property?

West Ham and Stratford are on the up and you could definitely get a two bed for less than £500K. Great transport links too.

Kenton with walking distance to Preston Road

Have lived in east London (Forest Gate, Stratford, East Ham) and worked near Ilford- fantastic for diversity but absolute dumps. The traffic is bloody horrendous. Worked in Wembley for a year- unless you're moving above the designer outlet village or close by- avoid. It's a soulless, polluted place and the congestion during rush hour can have you stranded for a hours at a time (the tubes are reliable though). Have you considered Pinner in Harrow? It's expensive but worth it. West Harrow is also lovely- the Met line to Westminster takes about 35 minutes.

Could you afford to come in towards Willesden Junction OP? You should be able to get a two bed house in Kensal Green or on the other side of Roundwood Park (area name escapes me....)....

Wouldn't recommend Wembley, it's gone downhill and isn't likely to get any better. Wembley Park was lovely when I was a child. Moved away a few years ago, best thing we did.

There’s no point in saying it’s a dump. Just buy a place in Highgate instead it’s much nicer (yeah I think that’s obvious looking at the prices). Don’t know Wembley that much but don’t buy anywhere without researching the area and doing a wander for a few days. You’re always going to be restricted budget wise but know what you’re getting in to

Absolute dump, dont bother, harrow is also horrible, and I grew up there before anyone flames me but maybe move further out.

Plumstead Common and Shooters Hill in particular are lovely. Down the hill on Plumstead High St is not. Prices have already risen fairly quickly as it is one of the last areas of London that is still relatively 'cheap'. Good transport links to Central London from Woolwich and lots of green spaces. I prefer it to Forest Gate/East Ham. It's not quite as urban so doesn't have many trendy pubs but Woolwich has a couple on the Arsenal site. You can also get to Blackheath and Greenwich easily for cafe culture.
If you're not bothered about trendy then £500K would get you a nice house in the Bromley or Bexley Boroughs. Trains into London are very quick (14 mins to LB from New Eltham for example). It's quite suburban though and not as diverse as the Greenwich Borough.