Maryland/other side of Forest Gate?

[whysohardtogetusername]

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?

There is a fucking 4 bed on a site I’ve just looked on IN BRIXTON !!!!!! For 480k a house with a garden ... I’m not blind or stupid
So don’t take the piss out of me please
There are loads of 3 bed flats , apartments and a maisonette on rightmove for 500k oh wait in BRIXTON!!!
I didn’t even look properly there are probably more if you search
Jesus Christ
To be honest I couldn’t give a crap

She's after a house though

If you like Walthamstow and Leytonstone, would consider Highams Park and North Chingford (area around the train). These areas are quieter than inner London and more leafy, but have lots of cafes, restaurants, bars etc. Quieter than more central areas but still feels like London. Direct train link to Walthamstow (in minutes), Hackney, Bethnal Green and ending at Liverpool St (within 25 mins). Def don’t need a car! Lots of buses and near to tube links. Not cheap areas but £500k could get you a decent 2-3 bed house on a really nice street that needs work, or a more done up house that’s further away from the train or less nice street (although not dodgy or anything).

As someone else said, if you really like Walthamstow, you could get a Warner maisonette around Lloyd Park for 400-450k (top end of that would get you a nicely done one, often with a third bedroom in a converted loft). They feel like a terraced house in many ways, although the garden is a shared area split down the middle and parking around there isn’t great (although less of a concern for you!).

As above HP and NC are both nice although HP was sort of undiscovered until maybe 5 years ago and prices have gone up a lot..many from walthamstow cashed in and moved there...Both have some nice shops and cafes and NC has a great fish n chip shop...we drive from E10 to go there...!!...You wont get gang issues or fly tipping or druggies roaming around in those areas....maybe in HP there will be some odd teens smoking weed....

@HaveANiceFuckingDay

There is a fucking 4 bed on a site I’ve just looked on IN BRIXTON !!!!!! For 480k a house with a garden ... I’m not blind or stupid So don’t take the piss out of me please There are loads of 3 bed flats , apartments and a maisonette on rightmove for 500k oh wait in BRIXTON!!! I didn’t even look properly there are probably more if you search Jesus Christ To be honest I couldn’t give a crap

You seem a little deluded. OP is after a 3 bedroom house (not flat) for under 500k. Your suggestion of Brixton to akin to suggesting Camden to somebody that can only stretch to Enfield.

Getting back to Forest Gate. I grew up in Stratford so am familiar with surrounding areas. Forest Gate isn't one I'd want to live in or raise a family. Not sure Crossrail will make too much of a difference tbh. Forest Hill/Manor Park etc will always be rough around the edges regardless of regeneration. I was glad to leave East and having lived both north and south of the river, I've happily settled in Forest Hill. Brixton was the dream but alas I was priced out - you can't really get a decent enough 1 bed flat for £400k despite pp claiming you can get a 3 bedroom house for under 500k...

Other posters have suggested Penge/Anerley etc which may be a good bet for you (I'm not too familiar with the areas but they're not too far from me). Or Sydenham (if your budget stretches) which I am familiar with and do like as an area.

@HaveANiceFuckingDay

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

You couldn't buy a house in Brixton for £509k or a flat.

There's plenty of sub-500k properties for sale in Brixton.

Brixton near Plymouth, that is.

@chipsarnie

There's plenty of sub-500k properties for sale in Brixton.

Brixton near Plymouth, that is.

Just wanted to pop in and say thanks for all the views on here - lots to think about! I'll look into Highams Park too - Sydenham and the south areas are already on my list. Also considering going further East to East Ham area, lots of (really quite big) houses between Manor Park and East Ham tube, but again think we need to work out the area and how we feel about it.

East Ham isn't any better than FG!

@cerealgamechanger

East Ham isn't any better than FG!

Agreed. I went to secondary school in East Ham, and whilst a decent school, the area was not desirable at all. I haven't been back in ages but my schoolfriends are still in the area, and it doesn't seem like it's changed much.

@whysohardtogetusername

Just wanted to pop in and say thanks for all the views on here - lots to think about! I'll look into Highams Park too - Sydenham and the south areas are already on my list. Also considering going further East to East Ham area, lots of (really quite big) houses between Manor Park and East Ham tube, but again think we need to work out the area and how we feel about it.

That'll be Plashet area?

If you're moving there in the hope of imminent gentrification, you'll be hoping in vain I'm afraid.

I lived in Maryland (near the station) for a couple of years, sharing a house with a friend. This is a while ago. I can't tell you about schools etc but in general it was absolutely fine. A bit urban, but plenty of facilities.

I used to walk into Stratford (which has changed beyond recognition) for the tube and back at night. No issues. A very mixed bit if London but I like that personally (in Battersea now). It was friendly. I wouldn't dismiss it personally.

If you're moving there in the hope of imminent gentrification, you'll be hoping in vain I'm afraid.

Do people often wish for "gentrification"?

I would strongly consider south east London OP. We're in Plumstead. Your budget would buy you a very nice house in some very nice roads. Looking at those houses you've linked to, you could buy much nicer houses for the same money.

There's lots to love about Plumstead. Real sense of community. Great primary schools. Amazing green space (for some reason plumstead common and bostall woods don't show as green on Google maps, so there's more green space that it appears on the map), some lovely cafes in both Plumstead and Woolwich.

I moved from Forest Gate 3 years ago. It’s an ok area to live if you’re already familiar with East London. The multicultural aspect is great, especially as i’m BME. I was never a victim of crime, but there’s definitely gangs and drugs. For families with young kids, I think it’s ok but once kids are secondary school age, you might want to consider leaving because either they may get caught up with the wrong crowd/be harassed for not getting involved with other kids. I speak from experience.

I've been in FG for 5 years, firstly between the station and Maryland and then more recently right on the edge of the flats. I love it here and don't recognise the area that a lot of the previous posters mention. I've got a Norwegian bakery, bar/restaurant and yoga studio practically in my garden and as pp have mentioned Winchelsea Road has a lovely wine bar, restaurant and bottle shop. There are good pubs, nurseries, primary schools and although we have lost some of our little cafes due to COVID, a new Italian deli serving pizza and groceries has just opened.
Three houses have sold in my road in the past 12 months and all have gone to young couples with kids, so the area is definitely changing. Having the flats on your doorstep has been an absolute lifesaver during lockdown.

Having said that, it does feel rougher the further towards Maryland you go, there are fewer nice shops and the playgrounds are run down. I have seen crime in this area in a way I haven't in the 'village' area plus the majority, although not all, of the knife crime happens towards Maryland/Stratford. Houses are priced to reflect this difference - I reckon a 3 bed would go for 700-750k in the 'village' vs 450-500 closer to Odessa/Cemetery Road. You pay extra for living in Waltham Forest rather than Newham too (where FYI they don't even recycle glass yet...). I would hope that with Crossrail eventually coming this might give the area another lift, but who knows now the commuter demand has plummeted.

I do know a few people who are down in East Ham/Upton Park and they have lovely houses. Central Park is definitely worth checking out and West Ham Park is due a massive regeneration. A couple of pubs down there are being hipster-fied (or were pre-covid) and that's always something worth keeping an eye on.

So in summary - definitely don't write off FG but choose your area/street carefully!

@ConstantlyIrksome
I used to know this area. When you say the village do you mean the bit around the station?

I've lived in East Ham near Central Park for the last three years and love it. Reasonably priced (for London) Edwardian houses and great schools.

@AnnaSW1 The bit north and east of the station bordered by Wanstead Flats and Sebert Road.