650k for a London house. Where would you go?

[crystalgall]

So.....
We live in South Woodford. Just sold and living with family in Walthamstow. Initial our search area was limited the South Woodford/wanstead area but we need to branch out and I'm wondering how far we could go.

Here's our list of requirements:

3 bed (decent sized rooms)

Possibility to extend

On central line or easy to access central line (for DH work)
Roads which lead to Bow/Mile End (for my work as I drive)

Has to be in catchment for a primary school (this usually means within half a mile if that) and a decent secondary.

Period property. (Love Victorian and Edwardian. But 1930's semi is fine)

Ability to get to Walthamstow and Hackney easily as that's where our families are and we see them every week.

We have been forced into looking at houses in Redbridge/clayhall.
It's just really depressing. Lots of identikit roads off a massive dual carriageway. Really ugly houses.
But more in budget.

Now thinking maybe we should branch out. We've looked at parts of Leytonstone. Generally though the Waltham Forest secondary schools are terrible which is putting us off.

Any magical ideas about where we could go that's not too rough?(please don't say Forest Gate!)

[Cuttheraisins]

Wanstead High has a new HT and has been rated Good, loads of local people choose that school now, we visited it earlier this year and it's really lovely. The Grammar school is beyond uber competitive and not for everyone, most kids who get in are tutored to the max.

[EllenTheEgret]

I didn't know that about Wansted High - that's good to hear from my perspective!

[crystalgall]

DS starts reception in September so we are 7 years of secondary.

Waltham Forest is really bad for secondaries though this news of a new academy opening next year sounds promising.

Also good to hear about Wanstead.

[crystalgall]

*off

[ftm123]

Prices in leytonstone have increased. I doubt 650 will get you any thing in bushwood or what the old definition of upper leytonstone was. At least not anything that doesn't need substantial work. There are still properties in other areas, for example the Barclay's estate and the new estate agent definition of upper leytonstone. Still nice areas, just a little further from green space. Be aware that a lot of properties that come on the market are neglected rentals (at least that was my experience) those renovated for sale tend to get into bidding wars.

From your description I think Leyton/leytonstone would fit well, but you will be taking a gamble on secondary schools. However, given how things change in 7 years, you will be doing that (albeit with potentially better odds) wherever you move.

[crystalgall]

Agree 650
Doesn't go far anymore. Most places on Bushwood are on for 675ish and that's for pretty run down places.

[swquestion]

Also agree about Bushwood. We saw some awful dumps there last year. It is also such a tiny pocket of nice streets that whenever something does come up about a zillion buyers turn up for the open day and it goes above the asking price. I would consider the roads slightly south of there eg Ferndale which has this four bed for sale at 625 - quite small but could do a loft conversion
www.tradingplacesproperty.com/particulars.aspx?id=57644

[shamonts]

www.rightmove.co.uk/property-for-sale/property-53301250.html

[shamonts]

www.rightmove.co.uk/property-for-sale/property-53218939.html

catchment for ashmole which is excellent

[shamonts]

actually that one looks a bit of a dump

only saw the catchment bit

[Estieknits]

I think I'm the opposite of your husband, grew up in Walthamstow, in 'the Village' before it was a thing and I couldn't wait to move back after 5 years away. We ended up in Higham Hill and could not be happier. Loads of great primaries near by. Not sure about secondaries but so much can change over 7 years that I'm not worrying about that now. Especially after seeing my secondary school go from outstanding to special measures and back up to good again in the time my brother was there.

We are 15 mins from BH road and 15 mins from Lloyd park the other way and the 'Bell' end of Hoe St. The changes around there are staggering, apart from the pub being v nice now (I remember when it was really, really grim) there's an Italian Deli, a super posh chocolate shop, numerous lovely yummy mummy cafes with amazing cakes, an organic veg shop and a craft beer company coming soon. It's really nothing like I remember it being in my childhood/teenage years.

HH itself has a patisserie, old fashioned sweet shop and children's boutique as well as the Warrant Officer pub. It's 20 mins walk to the High Street/ cinema etc and maybe 25 to Orford rd. Or 10 mins on the bus. It's not the Village, I'll give you that, but it's really not that bad and a whole lot nicer than a lot of areas of Leyton/ Leytonstone. You can get quite a lot (in London terms) for your money at the moment but as other pp have said it won't stay that way for long!

[Alanna1]

Have you looked at affordable housing options? Would stretch your budget a lot in the hackney areas. There are nice bits of tottenham - have many friends there. I would also look along the east london line too.

[crystalgall]

Thoughts on Leyton/Leytonstone?

The bit between leyton high road and whipps cross road. So roads off essex road.

Not quite upper Leytonstone but some nice houses. Close to Walthamstow.

We're looking at a few tha Saturday. 625-650 mark.

Also...Ilford?! Seeing one near Valentines park too. Eek. So not the area we were thinking of

[TheCyclist]

We've got friends in Essex road. Lovely, large houses with decent gardens. Some have garages backing onto a lane round the back. Very quiet and residential. Bit of a hike to Leyton and Leytonstone tube stations (and restaurants, etc), although bus routes are nearby. 650k would easily get you a 3-bed off Cann Hall road (which is where we live). Very handy for Leyton, Leytonstone, Stratford and Forest Gate - and Crossrail at Maryland when it comes. The area was pretty 'gritty' when we got here about 6 years ago but has improved hugely - the Olympic Park opening seemed to bring a lot of 'new' people in who are doing up their houses.

[onwego]

Lovely houses on the roads off Essex Road and full of young families. I have friends on Forest Drive East and Sandringham Road who are very happy. Good luck!

[EllenTheEgret]

I found this property on the Rightmove Android app and wanted you to see it: www.rightmove.co.uk/s6p/53351785

[crystalgall]

Thanks ellen. Saw it but downstairs bathroom only! Can't be doing with that with a 4 yr old and 4 month old.

Going to see this though.

www.rightmove.co.uk/property-for-sale/property-53328880.html

Pricey!

[EllenTheEgret]

Fair point.

The Cromer Road one looks lovely! We viewed a house on Cromer Road last summer.. I really loved it but it was one of the 1930s ones rather than Victorian and the 3rd bedroom was tiny so dp vetoed it.. Pah! It's a really nice area just there - good luck!

[EllenTheEgret]

Leytonstone is a great place to live, but yes, the London housing situation is madness full stop.

[JosiePye]

Chingford? Although overground to Liverpool street or Walthamstow rather than on the central line. It has direct access to the North circular so easy to drive to Mile End. Not sure about primaries, but I believe Chingford Foundation School generally gets the best secondary results in Waltham Forest.

[crystalgall]

Yeah I never thought w would consider paying 650 for Leytonstone either but the market is going mad.
Prices have risen by nearly 100k just from when we were viewing last September.

[crystalgall]

Slight exaggeration there! Maybe 50k? Certainly we went to see some houses in South Woodford/wanstead on at 575/585 that would now fetch a lot more.