Stoke Newington and Crouch end too expensive.

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Hi Mums, For those of you that are finding properties and stoke newington and crouch end too pricey, where are you heading or where have you landed. I really want to buy somewhere but my budget is around 500k for a house. I would appreciate your views on new areas in North London which you feel are up and coming in terms of families.

I've already done a shameless plug for Clapton on another thread but you should have a look. It is definitely up and coming, still a bit scruffy and hence more affordable, but lots for families and schools are good. If you want a longer more glowing recommendation then DM me

I'm assuming from your post that you'd like to be in North London, but what are your priorities? I've got lots of thoughts , but answers to the following please:

1. Any restrictions on area of London, near friends, length of commute to work/North Circular etc? There are some places in South London that have a sort of CE/SN feel for less, but are you looking for cheaper options NEAR CE/SN?

2. When you say 'house' are you happy with scruffy 30s/50s/whatever 00s 3 bed you can do up/loft convert over time, or looking for a pristine 4/5 Victorian with features?

3. What about schools? How many kids, age and gender, will you state educate, are you looking for a squeaky clean 'issue-free' school? May as well be up front about this because one of the things that makes Crouch End and Muswell Hill pricey relative to neighbouring areas are the good schools with relatively affluent intakes and fewer social issues.

Hornsey (Turnpike Lane) end of Haringey ladder? Walking distance to Crouch End, short bus ride or slightly longer walk to Muswell Hill. Lots of big shops in Wood Green and fantastic transport links.

The Literary Editor of the Evening Standard just moved to the Harringay Ladder and he did a good write-up of the area in the Standard in August. The good value, transport connections and proximity to Crouch End and Stokie are making it increasingly popular, but prices are rising. Some friends of mine moved there and love it. Definitely worth considering - www.harringayonline.com/forum/topics/article-on-harringay-ladder-in-evening-standard-property-pages

Ladder is one of the places I looked, and I'm going to cause controversy here by saying that last year, yep, great value for money - but this year, prices are quite hyped there, and up towards Crouch End levels which the Ladder just doesn't touch for niceness (though better for transport).

It is decent though! but if you look there for 500k, then make sure to look to the east of Green Lanes as well, cos you'll get much more for your money. Wood Green is also decent for houses

Hi elporto , considered Clapton. What part has good schools? Lower or upper.?

Thanks for your replies. I'm looking for Victorian house which preferable needs work. Been looking round the harringay ladder where scruffy houses go for around 550 at moment . Winkworth have cottoned on to it and are now calling it 'Crouch end'!!!!!! Bit worried about high street But love location. Is it safe?

Crazyhead- looking for location near ok primary as son is 2 so planning on staying in house for a while. I thought south harringay primary was better than north. I'd love to hear you views on why north part of ladder better than south. Isn't turnpike lane a bit dodgy?

Hi there, we are Upper Clapton, just on the north side of Millfields Park. Southwold School is very rapidly improving under new leadership (my DD1 is there, I have been very impressed), Harrington Hill is also very nice, partic early years but didn't get such a good Ofsted recently. I have also looked at Millfields school (really nice, good Ofsted but big - 3 form intake) and Baden Powell on the other side of the Lea Bridge roundabout (again, really liked it).

The streets around the Chatsworth Rd in Lower Clapton / Homerton are getting much much nicer than they were and I think the schools that side will improve accordingly by the time your son is school age. I don't know the schools there as it's not quite our catchment. Chatsworth Rd itself has got much more chic even in the 3 years we have been here, there are delis, good coffee shops, a kids bookshop and toyshop, I hear restaurants and bars etc popping up too (not that I get out much these days!) and the market on a Sunday is really lovely. Clapton Hart pub on the roundabout is fab.

One of the other reasons we love it is that the marshes / Lea Valley Park are just at the bottom of the road, real big open space for the kids, nature reserves, walks along the river, a riding centre and ice rink too.

I can't say it's a 'nice' area yet and if you really want a Crouch End type place then Clapton will be a disappointment. It's not there yet, but it's on its way and you might get a bargain.

(I get so torn between a) wanting more people to discover Clapton and b) wanting it to stay a bit undiscovered!)

PS: it's so interesting what you say about the Harringay ladder - so pricey now!

Sorry - I meant on the other side of Green Lanes (eg Haringey Gardens) rather than the north/south part of the ladder basically because it is cheaper for what you get and minutes away from the ladder.

I have a lot of friends in the area, and my friends with kids at North Harringay who are happy with it and say it is improving quickly. Also heard plenty of positive stuff about South Haringey. Not convinced there is necessarily loads in it? To get specifics, I'd personally post on the Harringay Online forum, real expertise there. A little into Tottenham to the East you could also look at Chestnuts.

Because there have been so many people moving into the area, the one thing I'd check out is catchments - as the ladder roads right by Finsbury Park (eg Umfreville) you could be school-less and according to catchments the ones right in the middle between South and North Harringay.

I've not heard of many safety concerns from friends, and quite a few people have said to me that Stroud Green is worse for crime although it is pricier. And the Salisbury on Green Lanes is much loved. Finsbury Park of course is so much nicer these days.

Like I say, my main wariness is price cos it seems to have gone up. However, there is quite a bit of variation so you might find something great!

meant to say

...according to catchments the ones right in the middle between South and North Harringay COULD BE OUT OF CATCHMENT TOO.

Doh!

Also elportdelgato heard lots good about Clapton too... know a few people who were choosing between Clapton and the Ladder.

oh, come to Walthamstow. 4 bed house in the village 500K.

As whimsytakesme- where in herts? Been looking there too.

Alexandra Palace? The secondary school there is fantastic.

Bounds Green?

500k in Herts will get you a gorgeous home, with excellent schools and great access to London. We're in Welwyn and the fast train gets to London in 20 mins. I used to spend an hour a day getting from Muswell Hill to Hyde Park Corner!

Ally Pally prices are nearly as steep as Crouch End and there is a fight for decent primary places.

What Unrequitedskink says. If you wanted Rhodes Ave/APS catchments in Ally Pally, 600-700k is sort of the minimum, and nearer to 700 would be most realistic (you'd get cheaper but then have to come up with building costs quickly). You could also spend way more!

Round the Muswell Hill side of Ally Pally is lottery win territory.

Ally Pally nearer Wood Green is a bit cheaper, and v nice but less good for schools. Bounds Green has bits in catchment of the good schools and you could prob get a house in budget still, but Crouch End it aint. Absolutely fine but in no way villagey. Depends what you want!

All based on my 2012 search experience....

Asmywhimsy could you expand a bit on Hitchin please? what's it like, and how long does take to London by train? nice property there.

'does it take'