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Original poster

Rainham(Essex)/Hornchurch/Romford are any of these a nice place to live for a small family?

47 replies

Domdom20 · 23/04/2020 20:57

Hi,

Myself and my husband have a 2 year old and got tired of renting in London. We have been looking at houses to buy and one house just felt through recently in Lee Chapel south Basildon. So we are back on house hunting, even though these are difficult times due to COVID-19 we have more spare time than ever and a good mortgage offer in place.

Does any of the above locations are nice? by nice I mean:

-family friendly
-safe & clean
-good schools
-shops nearby

Commuting to London is key, hence why we chose the c2c line or the one in Romford.(not sure sorry lol)Ideally below 30mins on the train.

Our budget is £300.000, which is not a lot and could stretch a little bit for the right place in the right area. Looking for 2/3 bed houses with a fair bit of garden. Have a car so travelling to the station is not a problem, still would be good at a 10 minutes walking distance.

We are from Europe and were quite used to the small city vibe, having loads of stuff on our doorstep, ideally that’s what we are looking for:)

Loads of preferences(I know), however any advice from anyone knowing these places would be very much appreciated.

Many Thanks

OP posts:
Original poster
Domdom20 · 25/04/2020 21:55

I am not sure, I dis do a quick search on rightmove and 20 properties popped up for £300k, obviously for most of them is a guide price, but there are a couple ok ones. :)

www.rightmove.co.uk/property-for-sale/property-76026085.html

www.rightmove.co.uk/property-for-sale/property-89446634.html

More variety in Harold Hill/Wood, though a quick google search on these two and discovered that not too good of an areas

OP posts:
Meadows20 · 25/04/2020 22:15

I have to agree with @filka, you're really going to struggle with your budget to find a house in Essex, with a commute to London within 30 minutes, a large garden and in a good area.

To put in perspective, we paid £350k on ours which is a 3 bed end of terrace - it is in a lovely area but a longer commute to London than the areas you're looking at and the garden is not huge. We went for the area in the end as I much prefer to feel safe where I live.

Certain parts of Harold Hill are ok whilst others I would not recommend. Harold Wood is nice but expensive again. Unless you're willing to buy a house that overlooks/is very close to the A12/A127.

Original poster
Domdom20 · 26/04/2020 00:21

@Meadows20 Ohh I see, need to increase the budget then.
Whereabout did you purchase if you don’t mind me asking?

OP posts:
Original poster
Domdom20 · 26/04/2020 14:15

@Spickle Thank you so much for the links, there are quite a few good options:O. I agree, need to come to our senses, can’t just have it all:) Thanks!

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RedHairAndAHandMeDownRobe · 26/04/2020 14:54

I live in Rainham and I love it. Schools are good, in the village/north side there's a lovely little community. Everyone knows each other. The local drama group do community events at Christmas and May Day and there's always a great turn out.
The better area would be Upminster road north area or as close to it as you can get.

Doubt you will find anything in Upminster and probably struggle in Hornchurch to find much for 300k.

Original poster
Domdom20 · 26/04/2020 16:30

@RedHairAndAHandMeDownRobe
Hiya,

Thanks for the pointers.
Yeah I know, the budget is quite tight, but willing to stretch it within reason.

Have found this property in Rainham, not sure about the area, but can see loads of potential in it.

www.zoopla.co.uk/for-sale/details/54619213

OP posts:
VelvetSpoon · 26/04/2020 17:46

That's not the best area...it's near what used to be known as the Mardyke Estate which I think has since been renamed/ developed as Orchard Village.
I would stick to Rainham proper if possible. Upminster Road North area is the best (any of the roads in that part of Rainham are fine), then some of the roads off Upminster Road South (Grangewood, Sunningdale, Brights) also the Glen and surrounding roads.

Original poster
Domdom20 · 26/04/2020 19:01

@VelvetSpoon ohh I see, thank you!
I don’t really know the areas, just take the map and look at the region lol, need to up my game:)

OP posts:
Meadows20 · 27/04/2020 11:15

I'm Great Berry/Langdon Hills area (west Basildon if you look at a map)...15min walk to the station. Just a really nice safe area...you'll struggle to find big gardens as a lot of the houses were built in the last 30 years but you have tonnes of parks on your door step and big outside spaces a really short drive away.

Original poster
Domdom20 · 27/04/2020 11:53

Ohh what a coincidence, I was just about to enquire about a property close to Great Berry:)

www.rightmove.co.uk/property-for-sale/property-82411130.html

Street view looked fab tbh:)

OP posts:
Meadows20 · 27/04/2020 14:41

Menzies Avenue is nice :) all the schools nearby are considered pretty decent and most are in catchment for secondary schools in Billericay and Brentwood which is a bonus.

Great Berry has an outstanding rating but hasn't had an OFSTED for years so would take things like that with a pinch of salt anyway :)

Neron · 27/04/2020 18:46

The houses of Menzies and the that whole estate are fairly small and the roads narrow, but lots of families in that area. You have the 'triangle shops' and obviously Basildon. Unfortunately Basildon is becoming dangerous and it's overspilling to the nearby towns. It does however have a very large eastern European settlement though.

Original poster
Domdom20 · 27/04/2020 19:55

@Neron Ohh is it? I was wondering how big is the house as there is no floor plan and talking to the agent he had no idea. Usually if I can’t see a floor plan I lose interest as there were several times I saw a nice house, went to see it and realised the pictures were enlarged or I don’t know photoshopped as what looked decent on the picture was tiny in reality.

OP posts:
Original poster
Domdom20 · 27/04/2020 19:57

Yeah, people are rolling their eyes when I say I am looking in Basildon as well for a house, but some colleagues told me there are some lovely bits and less nice to stay away from...just need to choose wisely.

OP posts:
Neron · 27/04/2020 20:18

I guess it depends on how much space you need, but that area doesn't have big gardens and living space etc. Sometimes if I've not seen a floorplan, I'd check the sold properties for similar houses. Bit of a nuisance, but could save you a trip to see a house that's not suitable.
I grew up in Basildon, until the Olympics it was a pleasant place with good and bad bits. Now it's a mini London, complete with over 30 gangs and all the trouble and anti social behaviour that comes with it, and it's not getting any better. I don't live there anymore, but I have friends, family and clients who do so I still go back there often.

Original poster
Domdom20 · 28/04/2020 14:45

@Neron Thanks for the information.
It’s a tricky one to buy a house under these conditions, baring in mind it is:
-close to London
-reasonable size/state/garden
-safe area
-good schools
-closish to station/ shops
-with parking
All on a budget. We have been living in London the past 5 years working hard to buy something we can call our own as paying rent and silly amounts of deposits( which you never get back fully as there is always an invented reason why not) it’s just doesn’t take us anywhere.
Kind of thinking of buying a house and in a few years time sell it and buy another somewhere better maybe, rather pay mortgage than rent. At the end of the day if you are renting not a single bit is yours whilst paying a lot throughout.

OP posts:
70isaLimitNotaTarget · 01/05/2020 22:53

Have you looked at Chadwell Heath?

There's a Mainline Station.
Sainsbury
Some Good/Outstanding Schools
Fairly nice High Street
Big Health Centre / Dr Surgery
Bit further along , big Tesco, Lidl

I see in your Post about having a car and the stations - you really don't want to be parking at stations , it is ££ , the roads surrounding are Permit .
If you can get near enough to walk, it is much easier .

Romford gets a bad reputation (much of it not deserved) but it is getting busier .

My DC are young adults . My DS tells me how rough the town centre is at night .
There's a decent shopping centre , about 5 gyms , Sainsbury , Asda .

I think Romford is fairly multi cultural.

Hornchurch is nice , fairly good High St and schools but the District Line is slow

Still waiting for the promised CrossRail

But good links for Stratford and beyond .

I don't know Rainham at all or out to Brentwood, Basildon (only been there occasionally)
Upminster is good for schools and travel ( Rail + tube) but ££.

Surveying1 · 29/06/2021 10:52

Slightly old thread. I have lived in Romford, just outside the ring road for about 5 years now. The houses are generally victorain and 1930's. I have noticed a lot of young families moving in to the area over the last 5 years and professionals. Definitely the old image of Romford is wrong now. On top of this they are about to spend around £2bn regenerating the area which will make it a lot more cosmopolitan.

I have to say whenever I go to other parts of London I realise that Romford is pretty damn good if you have to live in the M25. Three green flag parks and one of the most convenient high streets within the M25. There is literally nothing I can't find there and three/four superstore supermarkets within walking distance.

To top it all the schools nearby are good and you can be in Central London in 20 mins. When the Elizabeth line opens you will be in the West End in 30 mins. The downside to Hornchurch is that it simply doesn't have the connections to the city that Romford does. You will have to rely on the district line which takes forever. It is funny as people like to distinguish between Romford, Hornchurch and Gidea Park but other than differences in the house prices the areas are pretty much the same. Where I live you walk one street one way you are in Hornchurch and one street another you are in Gidea Park so i don't see a real difference in the areas. Anyway good luck.

Sum2021 · 30/06/2021 02:58

PP^^

This is good to hear as I am due to be moving to the Collier Row area soon. I too am a working professional working in the City and know of a lot of people moving here. I think many parts of London has changed from their traditional image which is great. I am hoping it to be a thriving community to live in and will be contributing and doing my bit.

I wonder where the original OP decided on in the end?

Surveying1 · 30/06/2021 09:04

Collier Row is not a bad option. The houses are bigger and better value as they are further from the station. You will need to take a 10 min bus depending on where you are in collier row. Having said that I know a number of people in collier row use the central line as well, which is relatively nearby. Also Hainault country park is just out the top of collier row which is such a nice park with woodlands and a cafe etc. Good pubs are the orange tree and the two brewers. Collier row has its
Own small high street which has most things but you will need to come in to Romford town for more major shopping.

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