Leyton/Leytonstone and Forest Gate

[Linny88]

We currently live in hackney and are looking at moving a bit further out as we can’t afford to upsize in Hackney. Just wondering if anybody lives in these areas? We recently visited Leyton and felt it was much nicer than its reputation. We really don’t like Walthamstow, but open to other suggestions. Our main concern is the lack of green space in leyton to walk our dog....we also have a baby so want somewhere good for families

Leytonstone is nice, close to the station. Its become a bit hipster ish.. I have a friend who lives in forest Gate and they have a lovely five bed house, was recently valued for over 750000!! You have Wanstead flats near Leytonstone which is very good for greenery and dog walking. Good amenities as well. I wouldn't buy in Leyton though not unless it's near towards Stratford end towards Westfield etc.

Have you considered Tottenham? Much more green space than you might think and lots of new development around the station (getting a new cinema and restaurants etc)

Leytonstone is apparently the next hackney but then they say that about most places don't they? It is definitely getting more hipsterish. We gave recently moved over. Less than a month but so far so good. The flats are nearby as is Epping forest. People are friendly.

Leyton is already expensive and houses sell in days !! 750 k for a 3 bed nice done up terrace is normal...avoid Leyton stone near Westfield as suggested...it's grim and tatty..

I don't like Tottenham..parts are dodgy and tatty.

I moved to Wanstead last year from Tottenham, best decision ever. I would strongly advise against Tottenham if you have a baby, unsafe in many parts. Wanstead is close to Leyton, but more family friendly - loads of green spaces nearby, nurseries and schools and a lovely highly street. Sense of community as well. Plus 2 tube stations. Some parts are silly expensive - but there are some streets a bit less fancy and equally good!

I let a house in Leyton , was my parents and I inherited it..lots of young families move in now..my house is off Francis road which is all pretentious and inverted snobbery...I find it hilarious..!!

Leytonstone!

Thanks so much that’s really helpful. I definitely don’t want to live in Tottenham as I used to work there and recently visited friends there and it hasn’t changed since 2013 - still feels very unsafe and dirty.

We looked at a house in leyton near Abbott’s park which seemed nice in the day, but am wondering if it is dodgier at night....in the day it felt safer than hackney.

I think we need to explore Leytonstone more then....although it looks like we might be priced out of there now anyway!

Have you looked around Walthamstow Village? I know you said you don't like Walthamstow but there are definitely very nice areas and some horrible bits too. The Village is very family friendly.

We have, but houses around there now go for 850k plus - would stay in hackney if we could afford Walthamstow village

There is actually a really special road near Leytonstone, opposite the McDonald's there's a pub further down called The North Star pub, that road is soooooo lovely! I remember walking down there a few years ago with an ex and thinking how lovely it would be to live there.

We moved from Hackney last year and ended up in Highams Park which has worked out brilliantly for us. Loads of green space, good schools, very safe and friendly. It's a bit further out and definitely feels more suburban than Leyton/Forest Gate but also more room to breathe if that makes sense. May be worth a look - your money will go much further than in Leyton/Wathamstow/Wanstead.

Leytonstone near Hollow Ponds/the edge of Epping Forest is lovely and loads of green space!

What’s your budget?

Leytonstone is cheaper than Wanstead, and it's much better than it was. Great pubs, nice little shops, some chains and there's the very useful pound shops (!!) but honestly, it's a lot better than it was. Nice cycle routes too. Wanstead is fab with two tube stations, but it's probably above budget.

Forest gate is OK but no tube station, just train and it is packed.

Have a look at 'South' Leytonstone, specifically the streets between Harrow Road and Cann Hall Road. Traditionally the cheapest bit of E11 (might not be any more). It's where we live and I can thoroughly recommend it. There's a lot going on down here. A French cafe has just opened in our local park! We've been here more than 20 years but a lot of the young families that have moved in have come from Hackney/Stokey.

The bits of Forest Gate near Wanstead Flats are very nice. There are some lovely properties on Capel Road and the streets off it. The area seems to have escaped the worst of 1980s 'modernising'. Has a bit of an 'sleeping giant' vibe.

I live just a few minutes from Abbotts Park. Like any area of London, it isn't trouble free, but it really isn't as bad as it's reputation would have you believe. It is very central for pretty much anything!! Not only is there Abbotts Park, but there is a small park next to the cricket ground, sidmouth Park, Leyton Jubilee Park with a fantastic pirate ship for the kids to play on....and many other spaces for kids to play. Hollow Ponds is a short walk from where you viewed the house.

Nerport School has an ofsted rating of outstanding and there are lots of lovely cafes etc around. Francis Road is a nice place to go for a coffee, it just takes a bit of getting used to the change!!

Wanstead, Leytonstone and south Woodford are all nice places to live too.

We need to sell our place but around 750-775....possibly 800 if we get the top price our place has been valued at

Thanks, that’s really useful to know. I really liked that patch and it seemed to have lots of other young families living in that part too. It would also be really quick for me to cycle in to work in Hackney too. Do you know if dogs can go off lead in jubilee park? My friend mentioned that you have to keep dogs in leads in all the Leyton parks which would be an issue for us

I forgot bout Highams Park - my FIL mentioned it a while ago and said it feels greener and nicer than Walthamstow...looks like you get a lot more for your money too - will check it out!

Highams park is lovely, the park itself is fantastic. Chingford is also nice & the overground goes into Liverpool Street.
For 750-755k you could also look at Woodford & South Woodford

Do you need to be close to a tube station?

Abbotts park area is fine...generally lots of asian families live in that area now...Highams park was cheap until 10 years ago...lots moved from walthamstow to HP as value for money and better schools although not so good now...!..Wanstead is pricey but nice..my aunt lives there...i havent been to forest gate for years...it was very posh years ago hence the big houses, then declined not on the up again...i quite like it but pockets of grim roads and drunks around near the stations....if you want a big house cheap, try redbridge near the station...cathedral estate...a bit cut off but a lot for your money...huge houses and park nearby and station and m11 and a406 all near by and excellent schools.

North Chingford is lovely.