Hemel Hempstead or watford best to live in?

[Hansmith11]

So we are relocating from a small seaside town to london to be closer to family. We have decided on the hertfordshire area. I'm finding watford and hemel probably the best price range for us.

We just looked at one house near bennetts way in hemel and the other in watford just by watford stadium.

We are looking for a safer area and better schools as we have 2 children. I have read most people say st albans over most but it's just too expensive for us.

Thank you

The area by the stadium in Watford is really not very nice at all.

Watford has better shops and schools. Hemel has less crime and more greenery.

I would also choose Hemel over Watford especially by the stadium as you can imagine the foot and car traffic on match days.

Plus the main hospital for the area is by the stadium so traffic is always bad.

The upside of Watford is the metropolitan line underground which is walkable from the stadium.

Bennetts end is a nice area. About a half hour walk to town but has a good bus service. Train station is over 2 miles away though so if you're commuting you'll need to take this into account.

Boxmoor and chauldon are places to look if you need to commute or even Apsley but trains are only every half an hour from apsley station.

I think Chesham (just over the border into Bucks may be a similar price range.

Thank you for all your help.
The place we looked at in watford didnt seem as rough but it was a quiet road off of vicarage road. It's hard to tell what an area is like though from just a little drive and walk round. It had a big park at the bottom of the road which looked lovely but I'd rather know if it wasnt as nice as it seemed.

The place in Hemel was by flatfield road. By eye it seemed quite far away from things (my partner drives I dont) but he would be working alot so I'd be without the car. It did seem to look a little more run down by eye.

I just want somewhere that the crime isnt very high and I'd feel safe to walk around with my children and good schools.

What is your budget and what type of property are you looking for?

I personally would avoid the area by Vicarage road it's not an area that I would choose to live in. Also a complete pita on match days and when it close to Christmas the traffic is horrendous and it gridlocks.

I don't think I would want to live in Bennett's End, although I think Hobbs Hill Wood school seems good (a number of my colleagues have worked there and send/sent their kids there too). The nearest secondary is Longdean, which has recently been rebuilt from scratch. That's the better one to opt for from Bennett's End.
I would go for Boxmoor if you can afford it.

Flatfield road is close to the big tescos/ playcentre/ cinema (once its open again!) But would be a good 40 min walk to town which is also completely uphill on the way back.
Whats your budget/ requirements?

My budget would be no higher than 1650 as my partner would be working full time but I would need to find a job in the new area. That halves our income. We would probably need a slight top up on our rent from housing benefit so finding a landlord accepting that isnt so easy but it would just be until we got on our feet.
It seems landlords who accept this are not in box moor and the places mentioned but mainly Hemel hempstead. Maybe this is due to it not being the best of areas..

If it's not a nice area il continue looking. I appreciate all the help thank you

Also in regards to watford traffic I would mainly be on foot so I'm not too worried about the traffic to be honest. But if it's a unsafe area that would put me off.

The area all around Vicarage Road is a complete nightmare on match days. Parking is very difficult too (although I think it will be residents bays). You're very close to the (large) hospital, also (which has pros and cons) and within walking distance to the large shopping centre.

I saw permit holder parking down the road we viewed and we had a drive way. It's so hard moving a few hours away with schools,jobs and knowing what area is best.

www.zoopla.co.uk/to-rent/details/55091989?utm_source=v1:5bWFDybfWx7C7AGpeagt7mP3PgcqjuqJ&utm_medium=api

www.zoopla.co.uk/to-rent/details/55091314?utm_source=v1:5bWFDybfWx7C7AGpeagt7mP3PgcqjuqJ&utm_medium=api

www.zoopla.co.uk/to-rent/details/55146987?utm_source=v1:5bWFDybfWx7C7AGpeagt7mP3PgcqjuqJ&utm_medium=api

All these are within budget?

I really like that last property.
Thank you for taking the time to show me. The only problem is I've been going through gumtree more as the estate agents are saying we have to earn 30x the rent which my partner working alone doesnt

be very careful with landlords that aren't worried about whether you can afford the rent. What else are they not worried about?

I would choose Hemel over Watford personally. On balance with what you say your requirements are, Hemel is the better bet. You still have the shops and facilities of Watford to hand in Hemel too.
I’ve only heard good things about Hobbs hill wood school. No personal experience of children there. I get the impression it’s popular so check catchment and place availability to be sure you can get in. Other areas worth a look are Chaulden, Warners End and Gadebridge.

depending on whether you are commuting into London, it will be cheaper from watford, but agree with PP that living near vicarage road could be a nightmare on match days

I live in Hemel and love it - much nicer than Watford imo.

Bennetts End isn't amazing, as its quite far from town. If you have two kids (ages?) and need to walk then I'd suggest looking at Adeyfield (lower Adeyfield specifically) and the Old Town area.

If you need to commute as well, then look at the Boxmoor and Cornerhall areas. All walkable to the town centre and train station and right on the moor/canal, which is gorgeous.

Apsley/Nash Mills is also a good shout for commuting / nice surroundings but is further away from town if you don't drive.

Are you looking at primary or secondary schools?

The first and third houses above in the Zoopla links are both Cornerhall area. Five min walk to town, ten min walk to the canals and moor, 15 min walk to train station.

Primary schools are either South Hill or Tudor, closest secondary is Hemel Hempstead school (generally considered to be the best in town and always over-subscribed)

Thanks so much for all your help.
Hemel seems to be a better area to choose over Watford so think il stick with Hemel now.
I'm looking at Primary schools. I'm quite used to getting buses etc as my partner needs the car for work so that wouldnt be a problem.

I've been looking at the crime rate in the area and it isnt as high as where I live now (even though this seaside town is mainly elderly people) so I'm quite shocked by that. Hobbs hill school would be a 3minute walk from the house I've viewed.

I would look at boxmoor etc but I've had to go through gumtree as my partner wont be earning 30x the rent which all landlords through an estate agent seem to look for.

My biggest concern is that it's quite safe and that the children would be going to a decent school.

Hemel is nicer. Kings Langley or Abbots Langley if you want to be a little closer in.

I came to Watford in the early 90s so find this thread very interesting. I came from a northern seaside town and initially went to Uni in London which I hated because it was so built up - I felt claustrophobic. I eventually moved to the Watford area as a compromise and have been here ever since. The big positive for me is that people from Hemel and Watford mostly seem very open and friendly compared to other places I have lived. Also there is lovely countryside surrounding both towns.

I think if you don't have to commute to London, Hemel would be a good choice for you. I'm pretty sure you'd be made welcome by the locals.

Where will your DH need to travel to work? What sort of work will you be looking for?
Both towns have nice areas, both have downsides.

Hobbs Hill is a good school as far as I'm aware. Never heard anything bad about it! Which road is the house is in?

I expect you'd be catchment for Longdean for secondary, which has academy status now and is supposed to be pretty good as well.

Better part of Watford would be North and Central. Lots of young families, good schools. Look for Watford Junction and postcodes like WD24. Look at the roads off St Albans and Leavesden Roads (Brixton, Sussex, Jubilee, Brighton, Diamon, Cromer Roads for example). Nice late Victorian & Edwardian terraces 2/3 beds.

I think Watford is much much nicer than Hemel - it has more of a centre and a fabulous park (Cassiobury). 15 mins into central London via the main line (and also the Met Line but it takes ages).

Surrrounded by lovely countryside too.

Have you considered Rickmansworth?