Affordable family home in London

[hhnozks]

I need some advice, currently own a nice but small flat in Leytonstone and DH and I would like to purchase a house within the next year.
Budget for is really quite tight for london, probably around 450k.
We can't afford were we are now and are struggling to find anything good about the areas we can afford.
Places that keep popping up on rightmove are Highams Hill, which seems a bit cut off, Forest Gate and East Ham which seem a bit too rough around the edges and we are now considering Chingford Mount although I can't decide if it's too far.
We plan to have kids in this house so we do want a garden and a nice area, any advice?

Some bits of forest gate are very nice! Definitely comparable to Leytonstone. The area is gentrifying quickly. We moved a year ago and have seen lots of changes already.

Harret which areas would you recommend?

Op we have a similar budget and looking a 3bed north east London.

For what it's worth loughton was nice but the places we could afford where a long walk the the station. Debden seems cheaper but we haven't visited yet.
Epping felt a lot older to us and not as many shops.

Enfield seems good, apparently stay west of the a10, I've been looking at Enfield town which is en1.

Chingford is in the list to look at, again apparently north is better because of transport.

Cheshunt goes to Liverpool Street and is in the same line as Enfield. I think Waltham cross has a bad reputation, and the train line isn't as reliable.

You need south east London-Hither Green/Lee/Lewisham/Grove Park

Something like this for example
www.rightmove.co.uk/property-for-sale/property-67274534.html

Ugly house but in a sublime location!

Debden is coming up. Lots of building going on.

Fabulousathome that's good to hear! What's the hight st like? Any areas you'd recommend?

I don't know the full answer to that I'm afraid but I believe coffee shops are being opened. A few of my friends children are looking at property in Debden whereas a couple of years ago they wouldn't have. I think North Chingford, so within walking distance of Chingford Station, is rather lovely.

Lydford Road (as posted by Serbska) is really lovely - probably the nicest bit of Leytonstone imo

www.rightmove.co.uk/property-for-sale/property-56313426.html
South east, not to far to walk to station ?

Nice one in North Chingford, right by the forest and about a 15/20 min walk to the station (or 5 mins on a frequent bus). The high street, Station Rd, has a beautiful church and green, and loads of nice restaurants. V quick in to the city on the overground. Tbh it’s one of the last affordable (nice) bastions of NE London and I think that’ll change in the next few years

www.rightmove.co.uk/property-for-sale/property-66432712.html

Best of luck!

I would pick Chingford over Ilford/Seven Kings/Goodmayes though North Chingford is a bit hilly which makes driving in winter fun (not)

I'm surprised no-one has offered Romford , we're promised the CrossRail (whether it will appear in my lifetime is anyones guess)

I agree with others. Would trace transport links beyond Woolwich in SE London. Crossrail arrives in a years time which will mean quite sleepy and relatively cheap places will become a lot more accessible and get a large boost. Grammar schools in places like Erith.

OP, people will probably be able to suggest areas which suit, but it needs to work for your life as well. Do you both work centrally? Where do you need to get to for work/family/friends? Presumably school catchment is an issue - how pressing is it?

Would you consider further past Ilford etc.. On the cross rail, e.g. Romford, Gidea Park, Harold Wood??

I also think places like Plumstead Common, Welling etc will be much nicer than East Ham and that area and safer too. Crossrail is coming soon.