Help! Moving to Walthamstow and expecting baby

[lizwells2020]

Hello all, in desperate need of advice.

We are currently househunting in walthamstow after over a decade in hackney and a quick year in Kent where we realised we are definitely not ready for the country!

We are expecting a baby and I want to choose somewhere in the catchment for a good primary - with stamp duty /estate agent fees/ solicitors the fees of moving are so high we want to stay for a LONG time!

Looking online the catchment areas for the outstanding primaries seem super tiny. Does anyone know more about this? Or what primaries are good? I’ve been looking at greenleaf and Woodside academy- does anyone have experience of these? Or how difficult getting a primary place is generally.

Sorry last question is location- looking at some places higher up by Lloyd park but then will be about 20 min walk from the station and the village which worries me a bit - so used to being able to just get everywhere very easy I don’t want to feel stranded with a pram far away from the action.

Am open to being literally anywhere in stow just worried about the distance from the station / village. Also seeing places in st James and wood st.

Basically I’m clueless and would LOVE any insight or tips or advice.

Thanks so much

Hi
we are in Grove road...sort of village, been here for 40 years...all changed since we bought....dont know much about schools but there is a good one for village catchment area....they have all improved a lot over the years...doubt any will be poor these days....LLoyds park is good area....park also nice...some issues with usual hoodies smoking weed etc and recently all walthamstow is plagued with 2 teens on bikes stealing phones....also not such a pleasant walk along Hoe st at night from station to forest road...a lot of cafes with leering men etc...lots of issues going on recently...

St James st is not good....a lot of drug issues....always people commenting on the local FB group about this....also a bit desolate at night....its always been the cheap part of walthamstow....

Also wood st can be iffy at night....the usual teens smoking weed and dealing...its changed a lot but still could be better....shops are useful and some nice take aways and restaurants etc...

I helped a friend look into primaries in Walthamstow a year or so ago and there are lots of good ones - don't get too hung up on "outstanding" Ofsted ratings, often they are years out of date (there has been an exemption from inspection for outstanding rated schools for some time but this is now changing - and it's harder to get outstanding now than it was 10 years ago so expect lots of schools will move to good). "Good" schools are often just as good as or better than "outstanding" ones in real life, in fact. You're a little early to be trying to view schools, and you can't do so at the moment anyway, so I'd try and pitch yourself in an area with more than one school, if you can, so that in 3/4 years' time you have a choice.

@earsup that’s really helpful thank you. Sounds like if the walk up hoe st at night is dodgy then probably safer to get the bus from tube anyway so it wouldn’t matter being the far side of Lloyd park and that bit further from the station .

I had heard wood st and st James were dodgy but getting much better rapidly with the influx of lots of young families - have you seen that or it’s still somewhere to avoid at the moment?

@Zinnia that’s so helpful thank you- I really have no idea how schools work and great to hear that being outstanding isn’t the be all and end all. There are loads of primaries in the area graded good so that’s reassuring

I would really recommend the Wood St area- our friends who have children are happy with the local primaries (one at Woodside, one at one of the others). I’ve never felt unsafe or had any trouble walking around at night. Plus you’re close to nice bits of Epping Forest. Think there is more ‘action’ in Wood St area versus Lloyd Park- you have a nice little high st and it’s a shorter walk to the village.

Personally, I’d also choose St James St area over Lloyd Park for the same reason- it’s much nicer than it used to be (again, never felt unsafe) and you’d have the Wetlands. Don’t know about schools in that part of town though.

Just to add- the walk from main tube station/central Walthamstow to Wood St is quite a nice one (especially in comparison to Hoe St walk), and you also have the option of changing to Overground for 1 stop which is less of a faff than the bus.

@Caroline147 oh that’s really interesting thank you. Coming from hackney I must admit I’m worried Lloyd park area would feel a bit sedate!

I have a viewing coming up on Vallentin road in wood st- obviously it’s been made a bit infamous with that ‘most dangerous road in Britain’ article- is there any truth in that or any areas of wood st you would avoid?

To be honest, I wouldn’t live on Vallentin Road- it’s a route I wouldn’t choose to walk home. I’d also avoid most roads between Shernhall St and Wood St tbh (although Turner Road is lovely, and Havant Rd probably ok. Think ones further south near Barrett Rd are good too).

Lots of nicer /safer roads on the other side of Wood St (in my opinion)- Corbett Rd, Woodlands Rd, Waverley Rd, Upper Walthamstow Rd, etc. And then obviously the roads bordering the village are great.

I’d caveat all of the above with the fact that I’ve only lived in Walthamstow for 5 years or so- others may have more local knowledge!

Name changed as I don't want this linked to my other posts, but we live in the Lloyd Park area and have a new baby. It's a lovely area to live with a baby - honestly being so close to the park has been an absolute lifesaver over lockdown. I walk to the village a lot and it's only about 20 mins, and quite a good workout if you go up some of the steep roads by the Bell. How Street isn't the most pleasant but what I do like is it's always busy, so personally I prefer walking home that way in the dark to some of the quieter routes (eg to the village). You also have the option of getting the 123 bus from Blackhorse Road, although it does get busy. And you won't really be out much after dark with a new baby anyway!

Sorry didn't answer your question about schools as I don't know much, but I know the Greenleaf catchment is tiny. We're near Winns Primary and Roger Ascham, both of which I think are meant to be good.

@livinginE17 thanks so much- so the place I’m seeing is just the other side of Lloyd park on marten road - it looks really perfect but that 20 mins was concerning me- good to hear you still go to the village from the same distance and don’t find it too far.

I guess one of the reasons we are moving to stow is for the amazing transport (so delighted to finally escape the central line) so wondering if we are being insane to then plonk ourselves in a part of stow where we aren’t actually that close to it?!

Haha very true re not going out after dark anymore! Who am I kidding!!!

@Caroline147 I can’t tell you how helpful all that road info is!! We have been getting the vibe than in stow it’s not so much who areas being good/bad but particular roads that are desirable or not and, as an outsider, it’s so hard to suss that out!

We drove past the Vallentin house and I didn’t have a very nice feeling from the road so I’m not totally surprised if it’s one to avoid

We were worried about the distance too when we moved but honestly it's not that far - I think I can walk to WC in just over 15 mins? On Marten Road you'd be near the Chingford Road and Forest Road bus stops so perfect for getting to either station. Personally I'd recommend the area but if you want to be really close to a station maybe the streets above Wood Street would be worth looking at. The only thing I'd say then is that you're further from
the actual high street (not that it's the nicest but it's practical) and other than wood street I'd say it might feel a bit more isolated (that's just my opinion). Also note that there are sometimes engineering works on the overground line at weekends so being near the tube might be more reliable. Have a look at cafes/pubs/baby classes and maybe consider those too? But honestly wherever you choose there are loads of parents with young kids around and you'll meet plenty of people!

Hi
I have friends in both Marten and Tuner road...no issues...the only issues around wood st is the bored teenagers hanging around at night smoking weed and a bit of dealing....10 years ago it was really bad around there and stabbings etc....I really do not like the area around St James st....that part of the market has been dead for years...and all I hear are reports of drug use and aggressive begging at end of market and around the station etc...It wouldn't be my choice....Ironically when we moved to grove road, it was the cheapest part of village as shops were boarded up and a few of the pubs were full of dealers etc...!!

copied this from the FB page for the area.

I've been in touch with the police regarding recent crime surge around Markhouse area/St James Park
They provided me with survey they run to collect feedback about crime situation in on the ward, which can possibly help them justify more patrols or other crime prevention actions.
Survey is open for everyone who lives or works around Markhouse ward or otherwise concerned about the situation
www.smartsurvey.co.uk/s/QJEN56/… See more

I think Valentin road can get quite snarled up with traffic because one of the little buses goes down that road. I like wood street, useful and interesting shops, a brand new library with a new playground next to it, 10 mins walk to the village. I wouldn’t live in St James personally, there’s always crime in the market like pickpockets targeting mums and buggies. I’m not fond of Lloyd park as personally I find it bloody heaving with people every weekend and the playground is not great. St Mary’s is popular among our friendship group. Just beware that Woodside is against the big forest road and the library they tore down is being replaced by some towers which will mean a lot of construction traffic and mess right next to the school for a while - but it sounds like you’re a long way off actually needing a school. You could join Walthamstow parents whcih has lots of useful posts and info!

@Mincepiesallyearround

I think Valentin road can get quite snarled up with traffic because one of the little buses goes down that road. I like wood street, useful and interesting shops, a brand new library with a new playground next to it, 10 mins walk to the village. I wouldn’t live in St James personally, there’s always crime in the market like pickpockets targeting mums and buggies. I’m not fond of Lloyd park as personally I find it bloody heaving with people every weekend and the playground is not great. St Mary’s is popular among our friendship group. Just beware that Woodside is against the big forest road and the library they tore down is being replaced by some towers which will mean a lot of construction traffic and mess right next to the school for a while - but it sounds like you’re a long way off actually needing a school. You could join Walthamstow parents whcih has lots of useful posts and info!

Also the huge tower blocks going up on the old Homebase site opp wood st old library....that will mean construction traffic etc for several years !...shame the old library was demolished....the council seems happy to knock down anything in this borough to throw up more luxury private flats ...even with many unsold in exisiting developments !

Thank you so much everyone for all your advice, tips and insight, it’s been so helpful!

We put in an offer on a house we saw in the village at the weekend but it ended up going for 130k over asking! So I think we are priced out of the village!

We are seeing a couple by Lloyd park this weekend and I think that will be the place for us- especially with the magistrates regeneration etc

I have one big question though! A spanner in the works to this plan is that an amazing house has come on Gosport road. It is my DREAM house and affordable!
The big glitch is that it backs directly on to queens road cemetary. I’m thinking this would be a mega burgulary risk even with a wall at the back. DH thinks I’m being overly paranoid....

Would love to know what people thought? What is that but round the cemetary like? Would you live with your garden directly backing onto a public space?!

So village prices still bonkers then !..if prices fall then you would have been disappointed etc....I only know Gosport road part which is closer to the market....i am not sure if the cemetery is still active...accepting new burials etc..i heard it was full up....am sure there is a FB group for that area...Queens road boundary....join and post your thoughts.