Where have people priced out of Hackney/Walthamstow/Leytonstone moved to?

[alazuli]

Currently looking to buy a place in east London. I feel like Leyton might still be just affordable but what other areas that are still up-and-coming have people moved to now that Hackney, Walthamstow and Leytonstone are so pricey?

There seems to be loads of properties in East Ham, Plaistow and Upton Park but they just seem so grim. :(

I would second Seven Kings (or anywhere on the upcoming Crossrail line). It is a bit grubby but imo has lots of potential because of the good quality housing stock (Victorian terraces / semis). Depending on where in Seven Kings you are you also have the option of Newbury Park (central line) and with that, the future NightTube.

All reserved. :( Thanks for the link though!

If you'd consider S of the river have a look at Abbey Wood in SE London. A bit dull but some lovely streets (Owenite St & others parallel) and still affordable. Crossrail coming and it's 30 mins to Canary Wharf so may become a bit more interesting in coming years (currently there's nothing really there but a Greggs and a slightly depressing pub). Gorgeous walks in the wood though, and an Abbey (albeit with a view of Thamesmead estate). My friends live there & have so much more space & a massive garden. Not at all scary / stabby either.

Also look at Hither Green if SE London works for you . Walkable to Greenwich / Blackheath & it's more or less Leyton prices but for a cleaner, quieter area. Transport links not brilliant but very quick & easy to get to London Bridge.

South Norwood in South East London is still affordable and very much up and coming at the moment, the Guardian and the Standard have both featured it recently and there are lots of cool new things popping up (cafes, Antic Pub, cake shop, monthly market). There are also lovely parks, it's walking distance to Crystal Palace triangle restaurants and a super quick commute to London Bridge (15 mins non-stop service). It's also on the overground line. I could post some suggestions - what is your budget and what sort of property are you looking for?

Oh, just seen your budget, you could get something like this, on a quiet road and close to the station, high street and supermarkets:

www.rightmove.co.uk/property-for-sale/property-54499280.html

sats1977 - thats lovely! and top floor too. thanks for the link.

BipBippadotta - non-stabby areas are good! :)

I'd second sats1977. Come to South Norwood. Fast train to London Bridge, up the road to hipster cafes and bars in Crystal Palace (though with new Antic pub and plans for a community pub afoot we're catching up). Friendly people, lots of green space and definitely on the up. Lots of development near me and Westfield in Croydon in a couple if years.

As far as I can gather they seem to be heading to Highams Park! It is a nice area, lots of green with the forest, the lake and good transport into town. Train to Liverpool st or transfer onto the Victoria line.

I am very interested in this!
Any other suggestions??
My budget is up to £350k and I'm looking for 2 beds ideally with space to extend (i.e. a loft). No kids, yet.
I saw a v good purpose build in Plaistow...do you think it will ever up and come? Ditto East/West ham...though I haven't got my head around the difference yet. I've always lived east...but do you think south would be more sensible??
Where are the would-be Walthamstowers going?? Anyone??

Before considering West Ham check out the recent BBC program on the changing east end and white flight.

I don't know about North London, as I live in south. Here there is definitely a slow down. We have been casually looking over the last few months, and have seen so many houses unable to sell/reduce their prices. You just need someone who needs/is in a hurry to sell and they will accept an offer. Good luck.

the thing with the slow down is that sellers haven't cottoned on so are still asking for ridiculous prices. saying that i'm looking east and anything decent is still selling v quickly and for asking price.

theothershoe - £350k is a decent budget. how about leyton? what about this? it's close enough to walthamstow: www.rightmove.co.uk/property-for-sale/property-59661683.html