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Original poster

Maryland/other side of Forest Gate?

45 replies

whysohardtogetusername · 07/02/2021 19:16

Hi,

We've been viewing houses all over London and would like a decent-sized 3 bed with potential to do it up and add value for under 500k. I really like the vibe of Forest Gate (it's so close to Leytonstone/Walthamstow, we went to the the Wild Goose Bakery and I've also been shopping on Green Street with my Mum), but it seems prices have shot up so much it's difficult to find something for our budget.

Does anyone live more in the Maryland/Stratford direction and what do you think? I've seen this house, but I have no idea what the area's like: www.rightmove.co.uk/properties/86833063/

We also looked at this 450k one on Tower Hamlets road more towards Forest Gate station, and it was fine, but we didn't love the road itself (a bit narrow etc): www.rightmove.co.uk/properties/72966534/

Are the schools decent? Does anyone live around there at the moment?

OP posts:
themummyway · 07/02/2021 20:23

Personally wouldn't live around there... DS used to go to school over that a way and DP works over there. Neither would recommend.

Have you thought about the outskirts of North/South London?

Original poster
whysohardtogetusername · 07/02/2021 20:28

Thanks for this. Any particular reasons? e.g. crime, bad schools etc. Depends what you mean by outskirts I think. Personal taste, I know, but once you get too far out I struggle with it being very suburban. Like places you have to have a car, for example.

OP posts:
HaveANiceFuckingDay · 07/02/2021 20:31

My friend of many years has a daughter lives in Brixton . She loves it there ,would Brixton be an option

Useruseruserusee · 07/02/2021 20:31

I’ve taught in primary schools in the area and also a bit further out in Barking / Dagenham. I wouldn’t live there myself but the schools are good.

themummyway · 07/02/2021 20:34

Both say the area is pretty rundown.

By the outskirts I mean places like Enfield, Croydon, Lewisham etc.
Still have relatively decent transport connections which can get you into London. But far out enough to avoid the hustle and bustle of inner city life.

Would also recommend Woodford - not sure if it's in budget but is near Leytonstone and seems nice.

HundredMilesAnHour · 07/02/2021 20:37

A very good friend of mine used to live in Forest Gate. She was followed home from the station one evening (on her way home from work as a primary school teacher) and was raped at knifepoint. She has never really recovered mentally.

This was a few years ago but even so, Forest Gate is somewhere I avoid as I don't feel comfortable there. And I write this as someone who has lived in east London for decades. There's a reason it's affordable.

milienhaus · 07/02/2021 20:41

I’m going to be that person and say I don’t know the area at all, but you could get a much nicer house / flat in zone 3-4 SE London for that budget (Hither Green, Forest Hill, Crystal Palace, Penge, Anerley type area) - and you definitely don’t need a car! Have you looked in that area?

cerealgamechanger · 07/02/2021 20:43

I used to live and work in the area and loved it for lots of reasons but I wouldn't buy there. That part of Forest Gate is not only run down but it's also got a huge problem with gangs. I lost count of the number of times I I was woken by police/ambulance sirens and then hearing about a stabbing the next day. I must say, as bad as the area was- I never had any problems with it and loved the diversity of the place and how easy it was to commute to the city. The house you've linked looks really small and cramped. Have you considered further away where you might get more for your money? Places like Romford (has a train that runs through to Maryland, Stratford and Liverpool Street)?

idontknow54789 · 07/02/2021 20:48

I don't live far from there. It depends why you're moving. It's a fine area to live with young children - the flats are great and there's some good coffee shops and pubs round there. Also good to be able to walk to Westfield. It wouldn't be a 'forever' home though for me, it's always going to be a bit run down and I'd want to move before my kids are older because of crime rates. I do think you could make decent money on a house though, done nicely a terrace can easily go for £700k plus around there and with cross rail hopefully that'll add to it.

Original poster
whysohardtogetusername · 07/02/2021 20:50

@milienhaus

I’m going to be that person and say I don’t know the area at all, but you could get a much nicer house / flat in zone 3-4 SE London for that budget (Hither Green, Forest Hill, Crystal Palace, Penge, Anerley type area) - and you definitely don’t need a car! Have you looked in that area?
This is funny because those are other areas on our shortlist - we looked at some decent houses in Penge this weekend :) :)

If anything I'm just struggling with the choice. Lots of DD's friends live north/east as well, so that's a factor.

OP posts:
Original poster
whysohardtogetusername · 07/02/2021 20:52

DH I mean

OP posts:
Sallycinnamum · 07/02/2021 20:55

I echo the other posters and would avoid the area. It's very rundown and I've never felt safe on the odd occasion I've been thee for work.

Have you looked at Upminster or Brentwood? Nice commutable towns with lots of green spaces and great schools both primary and secondary.

Pade · 07/02/2021 21:09

We live in Forest Gate and we are very happy here. There is a great sense of community. It’s a fantastic place if you have young kids and more young families are moving here. The flats are beautiful and there are some nice cafes. Plenty of great primary schools.
I agree that the high street doesn’t look great. There is a huge fly tipping problem and there are definitely nicer areas but of course more expensive too. I am not sure about the gang issues. This seems to affect many areas in London but I understand that people with older kids might be worried. Ours are still young and we hope that the area will keep improving. The houses in the link don’t seem great though. You could find something better in the area although the market got quite

TheIceTree · 07/02/2021 23:22

I live in Forest Gate, very near the Wild Goose Bakery. The area has improved dramatically since I moved here 6 years ago and continues to change quickly. There are loads of young families. I don't have children myself but people locally speak highly of Godwins Primary, and the secondary school is rated outstanding. It's one of the greenest areas you're likely to find in zone 3, with Wanstead Flats and Epping Forest.

The area going down towards Maryland wouldn't be my first choice within the local area (by preference I'd choose closer to the flats), but I don't think it's that bad either. Tower Hamlets Rd is fine in my view. Btw it's extremely quiet now as we have a LTN, absolutely no traffic noise.

Smallgoon · 07/02/2021 23:27

@HaveANiceFuckingDay

My friend of many years has a daughter lives in Brixton . She loves it there ,would Brixton be an option
A 3 bed in brixton for under 500k? That's crazy talk.
Lightsabre · 07/02/2021 23:58

Those two houses are horrible - it's not a good area once your children reach secondary school age and have to travel by themselves. I'd echo previous posters and look further South - maybe SE7 (Charlton) or Penge/Anerley?

earsup · 08/02/2021 00:07

I really like parts of Forest gate and it is changing a lot...years ago it was a well off jewish area and they moved onto ilford and redbridge...a lot of my neighbours in redbridge [ i own a rental there ] started off in FG...I also know a few young couples there...have seen people passed out in street on drugs etc....i dont like stratford...and dont move to croydon...its dreadful and crime is sky high....can you afford leytonstone or leyton or walthamstow....i know those areas are all yuppies now and pricey...houses in my road go for £800 k.

MojoMoon · 08/02/2021 02:21

I have a close friend in Forest Gate (near the station) and she really likes it

We've been to various nice independent bars/cafes there when visiting and lots of things seem to have opened recently as more people who like those sort of things have moved in.

Crossrail will lift it further, I am sure.

It's become much more pleasant to visit this year since they introduced various through road closures and filters so fewer drivers speeding through and much more pleasant for cycling or walking now. Nice greenery on the flats for walking.

Primary schools are apparently fine - I think the local secondary by the station for a good Ofsted but don't know anyone with kids there

Maryland is cheaper for a reason - much less going on in terms of nice cafes and the houses tend to be smaller. Its just a bit meh - not much going on there but it's not far from Stratford I suppose.

JackieWeaverFever · 08/02/2021 04:13

@milienhaus

I’m going to be that person and say I don’t know the area at all, but you could get a much nicer house / flat in zone 3-4 SE London for that budget (Hither Green, Forest Hill, Crystal Palace, Penge, Anerley type area) - and you definitely don’t need a car! Have you looked in that area?
100% this

I would not like that area and would go for SE

I woke my husband up laughing at the Brixton suggestion. I couldn't get a 2 bed for 300k there 8 years ago!!!!

Racquelscottish · 08/02/2021 07:20

We looked round there and just absolutely hated it, OP. Just had a bad, sad vibe to the entire area

SnowSnowNo · 08/02/2021 08:54

Sorry but it’s a no from me too. Around the flats is ok but the area between Marylands and Forest Gate has never really felt safe.
Westfields opened ten years ago, if it was going to make a difference it would have by now. Echoing others, Crystal Palace and Anerley are worth a look.

Re crime rates, following this weekend I can see why a poster has said no to Croydon, but if you do a bit of research I think you’ll find that Croydon and Newham are pretty even in terms of dangerous crime. I certainly wouldn’t say that Newham is any safer.

Good luck!

MyAnacondaMight · 08/02/2021 11:04

Some ridiculous responses here from people who have visited the area one time, or years ago. Taking your £500k to Brixton is my favourite suggestion! Hmm

If you have £500k and want 3 bedrooms, then I can’t think of many better places to look. The new low traffic neighbourhood between FG and Maryland is a game changer (makes those narrow roads pleasant rather than terrifying), and you can’t beat it in terms of green space and connectivity in Zone 3. Gang violence is a huge problem, but it doesn’t pose a personal threat to ordinary people making their way home from a nice evening at the local wine bar.

I would probably hold out for a house nearer FG station (so Odessa Road eastwards), as I think those roads will benefit the most from the growing cafe culture around the arches. Maryland will get there eventually, but it might be a long wait.

There are a couple of local FG groups on Facebook, if that’s your jam: Forest Gate Life and Forest Gate, News Views & Friends. Lots of good local info, and a reassuring volume of naice families trying to do the best for their local area.

If not FG, then perhaps Plumstead would fit your brief. Good luck!

Pepperkins · 08/02/2021 12:58

Another area to potentially consider is Higham Hill in Walthamstow. You are close to Lloyd Park which has a lovely farmers market and Blackhorse Road that is currently undergoing regeneration (they now have an F45 and Yoga studio as well as cafes and organic wine shops popping up). You could get something like this: www.rightmove.co.uk/properties/88630867#/

earsup · 08/02/2021 17:02

Well there are certainly people with a lot of money to spend moving into FG...some roads have huge victorian houses and many have all been nicely renovated so owners must think its worth it...They will have committed to over a million pounds...purchase price plus expensive renovation inc the brickwork etc etc..Brixton is very very expensive now as are parts of walthamstow but Higham hill area still cheaper as are roads off Wood st, although that does have dealers etc roaming around at night .Lloyds park area also good...some big old Warner flats but sound insulation is poor and so is parking.

chipsarnie · 08/02/2021 22:33

Maryland might change a lot when Crossrail finally opens. Until then, it's a hard nope.

Some parts of Forest Gate are perfectly pleasant - the streets off Capel Road have improved massively. Some very nice houses round there - have a look at the difference between 2008 and the latest update on Google Streetview. The Flats area and the Waltham Forest end of FG is much nicer than the parts that are further into Newham - the Cann Hall Road end of Odessa Road is much tidier than the Forest Lane end, for example. A good friend of mine had a house in Huddlestone Road for about 10 years - and hated it so much they moved to Essex about 5 years ago. However, she's amazed by how much the area has come on. There's now a wine bar on Winchelsea Road! Prices have shot up, however. For Sale boards don't seem to stay up for long (I live in Leytonstone - the 'top' of Forest Gate is on my running route).