Honest opinions of Grays, Essex

[hopefully2021]

Hi,
Just looking for some honest opinions please - me and my husband are currently buying our first home and will be moving from Hackney in East London - our chosen areas are Aveley, South Ockendon and Chafford Hundred (due to our budget - you seem to get the most for your money in those areas), however I've seen a few really nice houses in Grays. I was always under the impression that Grays was a bit rough but would value some advice from people who currently live there or have recently lived there (and why you decided to move)
Many thanks!

I live in Aveley OP, for your budget you would get something nice here. Like PP's have said there is not a lot to do here, but if you drive you would be able to access Belhus Country park which is lovely.

I think even as a 10 year option, I wouldn’t even consider it. Ten years would feel like a bloody long time! Belhus Country Park is alright (spent a lot of time there) but it’s not enough to make up for the downsides.

A PP has suggested Gravesend which is a decent shout. Historically it’s been a less desirable area of Kent but it is attracting a lot of London buyers, has some historic buildings, nice areas and an excellent commute. Meopham (a village in the district) has an Outstanding State Secondary, character and it’s own train station (35 minutes to Victoria and 47 mins drive time to Bethnal Green). You’d definitely find 3 beds there for £350K.

If you’re moving at some point in the future, I’d prioritise location more given it isn’t your forever home. And you seem to be at a stage in your life where area will be important (commuting, having a young family at some point). As you say, broadening your search to include spacious 2 beds would be good. I’d also at least have a look at maisonettes, they can in many cases have the same space and feel of a terraced house (often with your own garden as well).

I know it is hard to get your head around the fact that such a large of money doesn’t stretch to a great deal around London. It is a big achievement in getting such a sizeable deposit together. But would think carefully about the location - particularly if you want to sell on in the future. Does it have any investment coming into the area? Will you be close to basic amenities? Is there somewhere to have a coffee (I know it seems flippant but can be really useful for your sanity when you either work from home or have a small baby!). However lovely the home, if you feel cut off it can make it difficult to love living there.

If you put Havering into Rightmove it will bring up the following areas in your budget:

Romford. Gets a bad rep but a lot of it is absolutely fine. Good amenities. Really good station, fast train is 8 mins to Stratford and there are 2 per hour. Very frequent normal trains that take around 15/20 mins to Stratford.

Collier Row comes under Romford. You'd get more for your money here as it's slightly further out and doesn't have a train station. It's not too bad.

Harold Hill. The roughest part of Havering. I'd still prefer it to Grays though.

Hornchurch. A lot will be out of your budget as it's an expensive area, but Elm Park is cheap and fine. It's also on the District Line. South Hornchurch is also cheaper and fine, with some lovely open space next to it.

I'm not sure you'd find anything in Cranham on your budget but it's a good shout if you do, although there're a few dodgy roads.

Rainham. The further you get from Rainham Station the better imo. I'm not keen on Rainham Village and my partner who works near there says the area smells, due to sewage works/landfill. However, I technically live in Rainham, but am on outskirts of Elm Park and it's absolutely fine here. Good schools, transport and always feel safe.

Your budget in these areas will mostly get you a terraced property which may not have massive kerb appeal though. What's better in these areas than Grays is that they all border lovely areas, so you don't feel you live in a cheaper place I feel.

I must admit, Hornchurch was the first placed that occurred to me as a nicer alternative but I did assume that it would be out of budget for OP. Maybe not if she goes for two bed rather than three.

@BentBastard

I must admit, Hornchurch was the first placed that occurred to me as a nicer alternative but I did assume that it would be out of budget for OP. Maybe not if she goes for two bed rather than three.

Hornchurch is generally expensive, £500k upwards for a decent 3 bed, there are some cheaper areas going towards Elm Park one way and towards Romford the other but there are literally a handful of houses at the OPs budget on Rightmove.

If you want Havering you would probably be looking at Romford/Collier Row.

There’s another thread on here discussing East Ham, which looks like it would be in your budget and perhaps worth considering?

www.mumsnet.com/Talk/property/3960297-Recommended-Purchase-Areas-Watford-East-Ham-Plaistow-Barking

Thanks everyone, we have decided to go ahead with some viewings for Grays as much as you all say its a dump and have a look around the area to see for ourselves as I feel like we shouldn't write it off until we see for ourselves, as I've said previously we are used to council blocks and estates etc so would have to be pretty bad. We both work long hours so really we just want a decent sized house to enjoy (big garden, drive way, garage) where friends and family can visit and stay over with their kids, as long as I won't get robbed of my handbag walking home from the train station thats all I care about to be honest, I dont intend to be roaming around the streets of Grays late at night by myself just like I wouldn't do so in Hackney

Ilford is cheap...the south of the borough but grim...lots of HMO and slum landlords....fly tipping a huge issue...The North is totally different near redbridge station...1930's houses...huge ones...quite posh but you get a lot of house for your money...The A13 etc is awful road...can jam for hours....Loughton very expensive !!

I would agree with cellophane's assessment.
You absolutely should go and look at Grays.
But you asked for views.
I lived and worked in Ilford, it was ok. I knew people in Romford, Harold Hill and Hornchurch.
They were all nicer than Grays.
I wouldn't choose to raise dc there.

Roaming anywhere late at night isn’t a great idea. I know my DSD felt paranoid the 6 months she was living in Grays walking home from the station to the flat after work. She grew up mainly in South Ockendon so not a case of being unfamiliar with Grays and the area.

It’s obviously your choice and go with your gut and what works for you. But at the end of the day, I think what various of us have tried to suggest is that you can get what you want elsewhere a bit less grim!

I think you're right to go and look. My Granny lived most of her adult life in Thurrock and most of my extended family live within about 10 miles from there! It's not everyone's cup of tea for sure, it is congested at times and the air quality issues aren't good. Don't buy anywhere on a busy road.

Fair enough - best of luck with your search, OP!

Hi @hopefully2021

I live in Horndon, which is not too far from Grays and has been mentioned above as a potential area. It is lovely, but you won't get anything in your budget to live if you are after a house, I am afraid. 2 bed flats go for about 280k, houses for about 400k plus and anything in this kind of bracket sells within 1-2 days, so if you are keen keep an eye out!

Same goes for Orsett and Bulphan. Brentwood, Upminster, Havering etc are even more expensive.

Stanford-Le-Hope isn't too bad, but avoid the high street area around King Street. Either near Homesteads, or Wharf Road and the side roads off it are quite nice.

Corringham isn't particularly pleasant, but the road leading to it from Stanford is okay. Fobbing is nice, but may not be in your budget. Basildon town centre area is not great, but areas like Noak Bridge, edges of Laindon are okay. Would avoid Vange//Pitsea.

Grays, I am afraid, is a horrible area. Very rough, not safe to walk around really and just not a nice feel. How about North Stifford, West Tilbury or parts of East Tilbury?

Chadwell St Mary I would avoid, as I would Chafford or Purfleet. Traffic round there is an absolute nightmare often, due to the bridge and is only due to get worse. You may encounter problems with the A13 anyway, as they've been widening it for what feels like forever and there is constant traffic in rush hour. At least with some of the towns like Laindon or Noak Bridge you can use the A127 as well, although that can be equally as bad!

Haven't been to aveley in years, it wasn't the best. South Ockendon is horrid, souless, and rough.

Hope this helps - I have lived in Horndon for 30 odd years so know the area really well, and have family in Grays, South Ockendon and Basildon.

But you're right to come and visit, there are small pockets of niceness in area but few and far between.

OP you absolutely need to check the area out for yourself! I totally get where you're coming from... I posted myself recently that I picked space over location. I was fortunate enough to have a slightly bigger budget than yours though so didn't have to compromise too much. However, there are certain areas I ruled out and would have had to accept having a smaller house rather than move there. It really does boil down to what you're used to though. I grew up in a lovely area and so couldn't have just chosen any location to get a nice house. Good luck!

OP I know you say you are used to rough but, no kidding, I've actually lived in Hackney (briefly) and Grays and it is a different kind of rough. It's a totally different cultural vibe I guess, not making myself very clear probably.

Anyway, you are right to look of course. It would be foolish to rule something out without even looking.

Good luck.

South Chingford is ok and reasonably priced. If you can be dropped at a local station, such as North Chingford, it will a good commute.

My home town, born in Ockendon brought up in Grays. Used to be a nice place but it's awful now, moved out 15 years ago to Kent. Still have family there and when I visit I cant wait to leave. No go area at night

It's now just a continuation of the Commercial Road Eadt London

Op, go and have a look for yourself but listen to everyone who has experience of living there. I wouldn’t ever walk at night anywhere in Grays. The train ‘loop’ on the fenchurch st line is also much less frequent and longer than the main Fenchurch Street to southend. I know you say Basildon/Horndon etc are too far out but as pp have said you can use the a127/a12 to get into london. The issue with commuting from grays is the same shitty bit of the a13 from the m25 to Dagenham during rush hour. 10 mins to get to it, 90mins sitting in that bit alone at 6am. You cannot underestimate the sheer number of vans and commercial vehicles at that hour. Even outside of rush hour unless you own a helicopter, 30mins to Bethnal Green won’t happen. Chafford is awful. There is not much capital growth to be had in those areas. They are and always have been very cheap and that is for a reason. There is absolutely no correlation of a Hackney vibe to grays/Chafford/Avery. Personally I’d try to run with another maybe smaller property you can add value to closer than where you are currently before you look at a family home. Or consider somewhere further out than grays towards southend where you might get a lovely garden and a sense of community. Unless it is IKEA you need, most people pay the toll to go to bluewater to shop, Lakeside is really not that pleasant!

I’ve just had a quick look and for your budget there are 2bed options in central Brentwood and some 3 bed options in outer areas like pilgrims hatch/Hutton. You’d get a much better capital growth and be much nearer to Bethnal green both via the a12 and the Liverpool st and tfl lines.

@BentBastard, completely agree re a different kind of rough. Hackney has some bad estates but also has some nice Victorian houses, bars, coffee shops etc & a mixed demographic thanks to attracting an arty/young crowd. While it’s edgy and a dodgy in parts, its got culture.

South Ockendon & Aveley on the other hand (i know Grays a lot less well)..few pubs, UKIP banners out at election time, West Ham, nights out at a grim social club and days walking in endless circles the shops at Lakey.