Can anyone tell me about the Lloyd Park area of Walthamstow?

[tellmeaboutE17]

We're going to visit some flats around the Lloyd Park area this week - we know it a bit and friends have recommended the area, but I wanted to get some more views on here. Is it a nice place to live? Is it reasonably safe and friendly?

I've read a few posts on here, but most are a few years old, and one said to avoid the Priory Court area. We're looking at a place on Fleeming Rd which is two streets over.

We'd be moving from zone 2 SE London with a budget of up to 600k for a 2-bed flat. Not looking for leafy suburban, but equally we want to feel relatively safe walking home from the station at night. No kids at the moment.

Thanks.

Bump for the afternoon crowd!

I like it round there. Quite a walk to the station though. And to shops etc.

It's a lovely area. The flats and houses were purpose built by a housing association called Warner Estates I found this on Wikipedia The quality of the housing was high: It was "notable for the quality of their workmanship and are in distinctive styles, often in bold red brick, with gables, recessed porches, and tiled roofs".[6]

I worked in the area - on priory court for a while - and found it very warm, friendly and welcoming. I owned a Warner flat it was lovely. Lloyd park is brilliant. With lots going on http://friendsoflloydpark.org.uk/about/history/
William Morris the artist craftsman lived in the area as you'll see from the arts and crafts style of the Warner flats houses

Good luck hope you like the flat

The area is LOVELY, but a very serious word of caution on buying Leasehold Warners. You might want to have a look at the E17 Warner residents association website for more info. Best of luck!

Thanks everyone! We're really looking forward to seeing it :-)

It's a great area. You're also pretty close to Bell Corner, which has a lovely pub (The Bell) and various cafes and shops.

Think about transport - the east end of Brettenham Road is very convenient for buses to the tube whereas Fleeming Road, Carr Road, etc, are more of a hike from the Bell Corner bus stops - although a quicker walk to the tube.

I'd say the middle roads had the best reputation - Bemsted Road is lovely, Fleeming is nice too. But all of the Warner roads are nice. I lived there for ten years and had no problems in terms of safety, or concerns - and I often came home late at night.

The flats are fab and so well-designed. There was a project done a few years ago on the Warners in conjunction with Vestry House Museum, which you might find interesting.

A few tips:

1. Watch lease length and, if you offer on a property, check things like ground rent, etc.

2. Look very carefully at the state of the neighbouring flat, ie the downstairs flat if you're looking at the upstairs one, or vice versa.

There is no service charge but all maintenance is shared between and organised by the owners - which is fine if you and your upstairs neighbour are both owner occupiers with a similar approach to maintenance, less fine if one property is owned by someone who doesn't see why they should spend money on a new roof, etc.

3. Garden size can be very variable depending on the side of the road, the street, etc. Check whether the garden is shared, and how realistic it is to partition it if so. Think about how much you'd want to use the space, whether access would be a problem if first floor, and what you'd do if the neighbour effectively monopolised the space.

Basically, you could get lucky and share with a nice neighbour who takes it in turns to mow - or you could get unlucky and get noisy barbecues under your bedroom windows and so on! Worth sussing out...

4. They are not well-insulated against noise.

I live in a Warner flat, although not Lloyd Park (although it is nice) as I refuse to be more than 5 minutes walk from the tube. I love the flats and the area, and feel perfectly safe here.

But...if you can afford up to £600k, you can probably do better tbh - for that I would be looking at a small house in Walthamstow, or an equivalent house in a plusher area.

OP I couldn't resist a quick snoop and if the flat you are looking at is the one on at £525k, it is priced WAY beyond the market, even before prices started wobbling. Lovely as it is, you would want them to lower that substantially.

With that budget you could buy a lovely house in north Chingford or highams park

Thanks all! Oh interesting @Tawdrylocalbrouhaha - it's hard to tell as there seem to be few in the area as big as that one that have sold recently, so that's really helpful to know. We don't really know how we're going to feel when we see it, but we're already expecting it to be quite competitive.

Well don't be pressured - it's basically just a 2 bed with the loft converted, and there is a ceiling price for that. Also they have lost the separate kitchen, and while the resulting space is nice, many people who want that kitchenette/living room would just buy a modern flat.

You're quite right - it's hard not to look past the fancy kitchen but we need to. We have no idea what others might offer which does make it harder.

I agree that a warner flat at 525' is waaaay overpriced. I would also check whether the garden is private or shared, as if it's shared the price is even cheekier.
I'm renting in the area, but regularly check the market, and 2 bed Warner properties are usually advertised at 400-425, occasionally up to 450. But like in many other areas in London, properties are being reduced, and it's increasingly a buyer's market. As a comparison, have a look at this cute cottage for 475', it's on a main rd but you would get your own house:

www.rightmove.co.uk/property-for-sale/property-72768020.html

The Lloyd pk area is aesthetically nice, and calm/safe in my experience - but a drawback is the 20+ min walk to the station, and to proper grocery shops. There are corner shops/off licences but their stock isn't that exciting..

I've been in Walthamstow for 7 years. I have friends on Fleeming Road who are lovely, and it's a lovely road. I live in the village and my son is at school round wood st, but we often walk to lloyd Park after school as it's so lovely.
If you have any questions, worth joining Walthamstow Parents and Walthamstow Life fb groups. There's an excellent community here and everyone is super supportive.
Let me know if you want any other info!

Sorry, too many lovelys!

One plus of the northern Lloyd Park bit is ten minutes' walk/2 minutes bus to one of the biggest Sainsbury's in the UK...

I lived on the road directly beside Lloyd Park for a number of years and as areas go, it was great. To an earlier comment, yes it's a little way from the station - I would be fine with a walk to 'Stow Central but Blackhorse Rd was a bus job. There's also Queens Road (Overground) a short walk away so it's not only a lovely place to live but also very connected.