Walthamstow vs Harringay Ladders

[goteam]

We've decided to put 2 bed flat on market over the next year. Currently in a 'nice' bit of north London but really need more space. Have narrowed it down to 2 areas. Harringay ladders (bit nearvFinsbury Park) not to far from where we are now but I worry it doesn't have enough of it's own identity. Walthamstow seems to plus it has galleries etc. Need to get to Moorgate / Liverpool st for work and have around 850k Max and looking for 3 or 4 bedrooms. Need to be north of river for easy access to extended family.

Any tips / similar experiences?

I'm from Walthamstow. Not a contest. Walthamstow hands down. Direct access to liv st, the village, great parks, William Morris gallery, a high street that is part typical old school London (a lot of
Rubbish/betting shops/estate agents/chicken shops etc) interspersed with craft beer, antique shops and great cafes/restaurants.

Lots and lots of events. There's a great free magazine E17 you can pick up in shops/the mall that would show you some of these.

For 850 you will defo find something even in the heart of the village though maybe not massive. If you venture out towards the end of Hoe st you'll do better (bit of a walk to station but then so is from inside the village). Further afield is the wood st area also getting nicer and Blackhorse rd which is b quiet at the moment but much much cheaper and I know lots of families are starting to go there due to cost.

But you've got 850 and that is a lot. You've got plenty of choice

Thanks Crystal. Erring towards Walthamstow. We have friends in both areas so know them a bit.

Walthamstow hands down. Partly cause I've lived here 7 years and love it, and then definitely once you said you need to get to Liverpool Street for work.

I would go for Walthamstow too, although faced with a similar choice we ended up going for Leytonstone which is 14 mins from Liverpool St (and soon to have its own Eat17 Spar, the third after Walthamstow Village and Chatsworth Road which we're looking forward to). Good luck.

Thanks all. We quite like the streets between Hoe st and Forest rd as they're kind of between the station and park.

I like Leytonstone, Bluegrass but need Victoria line for Euston (partner needs it once a week for work and it's also our station to visit my family up north)

Thanks!

Walthamstow - I grew up on Wood Street, it got a bit rougher when I was in my teens, but is lovely now. I'd move back in a heartbeat if we could afford it!

You could afford South Woodford on that budget. Safer and good schools IMHO.

Ah, thanks fabulous. We want to stick to areas we know and need the Victoria line. I've heard good things about Woodford though but info think it's for us.

Woodford is more conservative I'd say. Walthamstow has more of an arty vibe, the art trail and a lot of local designers.

Prices do seem to be stagnating here though so you may be better off holding out for a couple of months. You could definitely get a decent 3 bed for 850 but a 4 bed would be small.

Do you have children? The bit between Hoe St and Forest Rd can be a bit of a blackspot for primaries. There is Greenleaf which has the smallest catchment in the world (like 100m), and then Mission Grove or Edinburgh on the west side of Hoe st.

There is also Barclays on Hoe St itself which is quite new, outstanding Ofsted but mixed reputation amongst parents.

My best friend lives.in Harringay Ladders. When I've visited I loved the vibe of the area, it seemed very safe and friendlyou, like a real.community.

I know both and would go on for the Harringay Ladder but, I doubt you would get what you want for your budget. Finsbury Park has great transport links, and good restaurants, and a great park it's leagues better than Walthamstow but for what you want Walthamstow is the place.

Yes, we do have kids stokey so would need a decent primary. Didn't realise catchments were so small! Would be looking at in year admission too...

Thanks for alternative views gretchen and marigold. I do like what I've seen of Harringay Ladders but would be looking at more of a 'do-er upper' for our budget which doesn't appeal.

Luckily the primaries tend to be pretty high standard here.

Greenleaf is the only insanely small one, GoTeam. you basically have to live on Greenleaf road.

Henry Maynard - village towards Wood St - is more like 350m but think you may struggle to get an inter-year place. St Mary's is CofE so no catchment as such & may be am option - very academic & outstanding Ofsted.

Woodside, Winns (by Lloyd Park) & Barclay - oldest are Y2 there as it's new - should be OK. Not sure about Mission Grove & Edinburgh.

Gosh, there's a lot to factor in moving with kids.

Thanks Stokey. The sensible thing would have been to move before schools but we have enough space for now (kids 4 and 2) and where we live is amazing for small kids (in Highbury but close to Clissold Park). We will need to move soon though and the school stress is only just dawning on us!

We have begun looking in earnest but will be moving with a heavy heart to be honest so putting it off...

I was literally trying to decide between the ladder and Walthamstow...! I chose Walthamstow, Blackhorse Road and bought a four bed house for less than your budget. We re a ten minutes walk from the Liverpool Street line and close to the shops, Lloyd Park etc. I have two children under four and have found plenty to do and all the schools near get good reviews from parents I have met. The area is genuinely friendly and I won't lie, I didn't want to like it here being very entrenched in North London. (Crouch End), but so much has opened here recently: an art cinema and pop up pub, sour dough pizza, vegetarian cafes, great coffee and a new leisure centre.
There's a five bed for sale on the next road to me at less than your budget.
Don't get me wrong, I thought I wanted the ladder, but actually it feels like a no mans land to me now. Anyway, you can get to it in ten minutes on the GOBLIN overground from Blackhorse Road to Haringey Green Lanes!

I grew up nearby, and am moving to Highams Park (assuming my purchase goes through). I'll miss the amazing kebab shops, but won't miss much else!

Went to visit a few primary schools in Walthamstow and decided pretty quickly it wasn't anywhere I wanted my kids to go..

Oh no why, sun? It is still on our list for a future move....

I find it fascinating that Walthamstow is now seen as desirable. It definitely wasn't when I lived there!

I grew up just off Orford rd, right by the village. I went to Henry Maynard school. My mum spent our whole childhood desperate to move away from there, which we did eventually.

I now live in Woodford Green. I still feel quite at home in Walthamstow and I don't think it has changed much at all really. It is much more diverse than Highams Park or Woodford.

Lived on the ladder then moved to sarf London (which would always be my recommendation) and honestly while I don't know Walthamstow much I'd go for there in a heartbeat. From the ladder Wood Green is v soulless, you have a big road cutting through your high st, you're a bit too far from Finsbury Park and it just doesn't really feel Ike a real place: also weirdly it felt slightly more divided than other parts of London I've lived in.

I remember super sticky floors in the cinema and one of the worst primarks I've ever been in.

Colleague and cousin both live in Walthamstow with kids and love it. Know absolutely nothing about schools though.

We lived in Walthamstow for 10 years - near Blackhorse Road and then moved off Forest Road near the town hall - lovely houses, close to several secondaries and a number of primaries. BUT we moved as the area became just too 'challenging'. A number of murders, assaults and shootings. Older teenagers (streetwise, happy to go to Brixton, Camden etc for music events) became anxious - didn't feel safe on the streets after dark. We moved and ended up in North Chingford - overground straight into Liverpool Street, bus station, good schools, walking distance to fantastic countryside, horse riding, high street with everything you need, restaurants, coffee shops etc. It's a little hidden gem. 10 minutes on the train to Walthamstow.
Lots of great houses and a bit cheaper than Walthamstow.
It depends what you want of course but there's a real sense of community.

And before that lived close to Finsbury Park opposite the ladders. Have never regretted moving to East London rather than North. Walthamstow over the ladder every time.

I was born and bred in Walthamstow. Moved out of London and miss it terribly.
I also went to Henry Maynard. Fabulous school and people say it still is. I loved it more than secondary (wsfg) and both schools really pushed you to do your best. I felt at secondary me and my primary friends were at an advantage as we had so much fulfilment in out younger years in all aspects.
I'd choose Walthamstow but to be honest it just depends on your vibe. There is so much to do in Walthamstow for kids.

I'm not sure about living around forest road though. It's okay but that area feels more packed than other areas. Also not so much of a fan of Leytonstone. Both more because of general safety. I'd say choose somewhere like Wood Street, or near Barclays school, near Henry Maynard etc. You could find something in your budget. Garden sizes are decent too but then you've got plenty of parks to choose from so doesn't really matter.

Ah yes, Chingford is good too. More quiet I'd say and may actually be a nice retreat from the busy London life but there's more space in Chingford, it's more green and it feels like you can breathe there.

We moved to Walthamstow and raised our daughter and still love it. It's not the suburbs and there's always new and interesting going on. We have brilliant and creative neighbours.
Our DD went to Henry Maynard then WSFG. Went on to Warwick University and did well.
She plans to live back in E17 when she's back in Uk. Quite a few of her Warwick friends are here now.