Turnpike Lane/Seven Sisters/South Tottenham vs Stratford/West Ham/Plaistow?

[YoungBritishPissArtist]

I'm looking for views on these areas, do any of you live(d) there or have any experiences you'd like to share?

I'll be a first time buyer, looking for a 1 bed, possibly a studio if it was something special. I'm 34, single, work in Holborn, no DC so no need to worry about catchment areas.

My budget is 130-140k, so I'm realistic about what I can afford. I'm quite happy to buy a fixer-upper. I'm currently renting in Peckham so don't mind living in a sketchy area

I've picked the above places as I've found properties within my price range that are near public transport (I don't drive).

I'm looking for somewhere with good tube/bus links, near supermarkets and cafes (ideally indie, not chain). I'm not too fussed about nightlife but a few pubs would be nice.

TIA, if you can recommend any other areas, that'd be great :)

I lived in N15 and hated everything about it. When I moved it felt like a great weight off my shoulders, as I was obviously used to walking around in a state of constant tension.

Upsides was that it was cheap, knew the people in the local shops for a chat and it was close to Stoke Newington. There was a decent pub, CAMRA type, fairly close to our place but cannot remember the name of it.

No experience of the other places.

Barbabeau, thanks for posting. Can you go into more detail about why you hated it? Thanks.

I've just checked Rightmove again and found a couple of flats in Walthamstow, the other side of Hoe Street from the Village. Might be more promising? Just wish I had more money

My best friend lives nr Turnpike Lane and loves it. She seems to have built up a good group of friends there, she's involved in a farmers market, goes to events at the local bookshop a lot and good pubs, where she always seem to sees trendy, cool celebs. Also good for turkish and Eastern European food, good quality and cheap. Then it is really quick to Holborn

Thanks, thegrad. Nice to hear some differing opinions. I want to properly live somewhere, iykwim, not just commute into town. A community and making friends is really important to me.

I was in Peckham today. 'Sketchy' is a good word to describe it

I lived in N15 for a while years ago and went back for old times sake fairly recently. I quite liked t then and still do, but then I did have the fab Victoria Line on my doorstep (30 seconds walk away). I used the night buses often and loved having the Tesco close by as well as the shops and cinemas in Wood Green and often walked to Stokey where some of the pubs would very much suit you. The public transport in N15 is great - there's also an overland train service.

Rent in a shithole part of SE London now having been in a few other places before and would move back to N15 if my work was convenient for the commute. I was on edge this afternoon in Peckham and never felt oike this in N15. Where I am now very much fits your budget (you could even get a two bedder) but as I say it really is horrid.

The low lights were the drug house across the street, prostitutes working about 500 metres down from our house, getting accosted by crack addicts while walking down the street. Our place got broken into while we were there, thankfully we had contents insurance.

On the upside, commuting via Seven Sisters was quite easy. You can always get a seat if you wait for one of the trains that start there. Groceries in the local Turkish shops were cheap and good.

Southeastdweller Thanks for posting. I was on edge when I first moved here. I think I'm used to it now but I've never considered buying here - says it all really!

Barbabeau Thanks for your honest feedback, I want to hear good and bad. I haven't actually been anywhere near N15 for 3/4 years, so I'll try and get some viewings booked tomorrow :)

I've got several friends who live in N15 and indeed who have kids who go to school there, they all like it.

What are you looking for exactly? The Salisbury pub on Green Lanes is nice and there are lots of good Turkish places to eat, Downhills park is decent, and Stoke Newington is close for going out.

It isn't the world's most chichi place as you know already and I'm sure as barbabeau says you have to watch out for dodgy pockets, but by no means is it all bad and the housing stock is decent. Transport is good too.

Hi crazyhead, thanks for posting. I'm interested in N15 as there are properties within my budget and I like the transport links

...I want somewhere with a sense of community, nice cafes and shops.

I've also started looking in Walthamstow. Don't think I can afford the village, but could be a close walk to it

My partner and I bought in Seven Sisters a year ago and have seen a 15% rise in property prices since we bought. We have a house with a garden and are 5 mins from the tube, a 15 minute cycle from Stoke Newington and 10 mins walk from Green Lanes and Finsbury Park. The houses around Seaford Road, Roslyn Road, Bunswick Road, Elmar Road, Greenfield Road, Brunell Walk and Breamar Road are lovely with quiet tree lined streets.

There is a local residents association who have done loads in improving the area, and are still working hard on council applications etc and you can find more info here: www.facebook.com/FountainAreaResidentsAssociationN15

The main high street (West Green Road) is not amazing but is changing. Recently the council invested in reforming about 25 shop fronts which has really tidied things up.

The main thing I notice is a sense of community. We've got to know neighbours and builders/trademen working in the area and when we walk down the road we say hello to people. I'm not saying the the area is perfect, but its come a hell of a long way and has some mojor positives. It's a good time to invest as it's still relatively cheap, takes 20 mins on the tube to Oxford Circus, and 20 mins on the overland to Liverpool Street, and it's improving all the time.

The only thing missing for us is a good local pub...but we hear rumours there is one coming.

I used to live in N15. Good points are multicultural shops, especially Turkish and Greek foods, fab south american cafes, good transport links via Victoria line and buses (overground is a dump) potential to profit on property, 24 hr living.
Bad points are crack houses, red light zone, continuous burglary by neighbours, street muggings, high insurance, lots of crazy people and drunks in small open spaces. Having suffered all these things for years
I left the area and don't like To go back to visit but I can understand why it would suit people without children. Despite the grim side I wouldn't rule it out of a property search!

I forgot to include Jewish bakeries in the good point list. I miss those!

I live near clissold park in stoke newington, but we often go up to the fabulous leisure centre in tottenham green (short walk up from
Seven sisters) and the bernie grants art centre. And I use seven sisters tube a lot even though theoretically I am closer to highbury and islington and finsbury park, as its faster to ger to seven sisters. Tottenham and seven sisters have their rough edges - make sure your route home is well lit! - but so do lots of places. A friend of mine was mugged just off of oxford street. Also have a look at the shared ownership schemes.

My resume experience of Stratford is that it's grim. The life has been sucked out if it by Westfield shopping centre and there are very few nice local pubs/restaurants etc. I'd recommend Leytonstone if you are commuting to Holborn. Very fast (although a squeeze on the tube in rush hour).

Or Leyton is cheaper than Leytonstone. It's fun but a bit rougher imo.

If you can buy in Walthamstow, you'll find a great sense of community. There's everything you're looking for all over Walthamstow, not just in the village.

I have lots of friends that are happy living in Leytonstone and Leyton too.

I lived near Turnpike Lane for 5 years and loved it. We were on a really friendly street and knew most of our neighbours (a big range of people from those who had lived there since 1970s to new buyers). There are several great parks around there, you're near to the tube and it's an easy trip to either Green Lanes or Wood Green.

I used to live near Turnpike Lane tube station. Lived alone over the years in many different places, many dodgier than others. I was constantly looking over my shoulder in Turnpike Lane. Except for the time I should have been. I was mugged. I would rather rent somewhere safe than buy in Turnpike Lane. It's a shithole, IMO.

Hi all, I have come across your post as my partner and I are looking at properties near Chestnut park. The area we are looking at is past Cornwall Road towards Seven Sisters road. Does anyone know the area? We live in Stoke Newington, love the area but can't afford to get a bigger place. I walked around the area and got a mixed feeling.

Green Lanes/Turnpike Lane has a lot going for it - the handsomest pub in London in the Salisbury, the terrific Big Green Bookshop, great bread at Yasar Helim, lots of useful shops.

Turnpike Lane has some quite bad bits but also some great things going for it. Lovely café ' Blend' recently opened. Turkish restaurants amazing so great for a meal out. Streets off wood green and continuing up Green Lanes, if you ok to travel a little further, are good too

Have a good look at Walthamstow/Leyton/Leytonstone. I've lived in many of the places you listed over the past 15 years and feel like I've found my community in E10. Join the local Facebook groups to get a taste of what's going on. People are very friendly and there's something going on for everyone. I feel safe here, which feels v important to me.