Young family wanting to move. Walthamstow or Leyton?

[Sandrine1982]

Hi everyone. We're in a bit of a pickle. Wanting to buy a house and currently looking at Walthamstow as this is close to where we are now and we like the area, especially around Blackhorse Road. However Walthamstow can be a bit pricey!! We've also recently started considering Leyton but we really don't know much about the area.
It looks like it's a bit cheaper than Walthamstow and we keep hearing it's very trendy and up-and-coming. Is it true?

What areas in Leyton would you recommend for a family with a young baby? We like green spaces, good transport links, liberal folk, large houses with thick walls, big gardens and quiet neighbours LOL :)

Anyway, would love any insider tips about Leyton or Walthamstow that would help us get to know them better xx

I can't speak for Leyton but we are in Walthamstow around Blackhorse Road and it's a great, family oriented area - super well connected and nestled in between Lloyd Park and Walthamstow Wetlands. What is your budget? You can get a 2 bed for around 500k or a 3 bed for around 600k in the Higham Hill area by Blackhorse Road.

Hello
we have been in Leyton since 1969...off Francis road where all the trendy types hang out etc !!...its all changed so much...we have a 4 bed semi which is rare....prices are about 700k for a 3 bed that needs work and 800k to 900k for one already renovated...most of the roads around Francis road have purpose built flats and very few houses...I think you missed the boat on finding a bargain here now....there is a lot of silly inverted snobbery with many of the new people moving in...we do laugh at them !!..A gift shop has socks at £60 a pair..!!

Nice big houses are more near Abbotts park area....Abbotts park road - Lyndhurst drive, Essex road , Canterbury road etc....you may find something cheaper over the station towards Drapers fields so on the way to stratford ?? also roads near Jubilee park have houses but mostly 3 bed terraces but not too close to the station

All houses are sold within days around me...a total wreck opposite my house sold for 700k...a 3 bed semi...also a 3 bed with a small loft conversion and done up just sold for 900k !

south Leytonstone is cheaper but can be a bit rough at night...near wanstead flats...very nice open space.

Take this with a pinch of salt, because I’ve never lived in Leyton. However, I did briefly live in Leytonstone (so was often in Leyton) and have lived in Walthamstow. I feel safer in Walthamstow than Leyton, and think E17 has a stronger community vibe and more things to do. Plus I’d rather have the Victoria line than the Central line haha!

I would disagree with PP - I much prefer Leyton (and Leytonstone) to Walthamstow. The Central line is better, especially if you will be going to work in the City/ Canary Wharf. The whole borough of Waltham Forest has a big issue with organised crime, but it feels to me like it has been moving steadily northwards in recent years - kind of moving from Stratford through Leyton and now the worst area is that side of Walthamstow around Wood Street I think.

I'd agree with the PP that it's nice anywhere where you have the wetlands (or Wanstead flats) within a short walking distance. There are some great pubs and if you're on the wetlands side you are also only a short drive/ bus away from Hackney, which has a lot going on.

wood st has changed a lot...its not as bad as used to be...st james st area still dodgy...leyton recently has a big influx of albanian mafia..taking over nearly every cafe and shop...few customers....so obvs money laundering fronts....all men in dark glasses and leather jackets chain smoking and constantly on phones !

I've lived in both, and would agree you've missed the bargains with Leyton! We lived in Walthamstow with a young child and the amount of things on was phenomenal. I'd think about your transport links - we actually ruled out moving back to Leyton as I hated the central line so much; we arranged to view a house and the commute from work to get to the viewing reminded me! If you don't need to be on the tube then I'd look to Higham's Park

How about the area around Murchison / Tyndall / Huxley road in Leyton?
Does anyone know it?

Lived in Leyton, there were a lot of stabbings nearby. Not for me long term.

Leyton was "up and coming" when we were looking in 2016. We were priced out of there then by people moving from Hackney with lots of spare cash to offer tens of thousands over asking. I liked the look of the bit off Francis Road but the rest looked pretty run down but, there are lots of places that look run down unless you're in the "villagey" bit.

How about the area around Murchison / Tyndall / Huxley road in Leyton?

You're right off the High Road and near to Francis Road too. Not a bad location, and an easy walk to the tube. It's not on the football fan route which is quite nice and you won't be swamped by pedestrians on match days.
Neighbours likely to be very mixed - HMOs, student rentals, families etc. Nothing wrong with that at all - you might have a bit of noise but equally you probably don't have to worry much about your own noise.

There is crime, some of it very violent, although I don't think it tends to congregate around that area. In my mind it is more common up near Lea Bridge or down towards Cann Hall. Ultimately though, I don't think that the gang crime tends to affect people who aren't actually involved in that life. I happily walk around Leyton and Leytonstone in the evening - it's busy enough to be safe. In comparison to other areas of East London (I'm thinking of Manor Park, Forest Gate, the road between Wanstead and Aldersbrook), which are quiet and poorly lit at night, this is a proper urban area which does change the dynamic.

@Sandrine1982

How about the area around Murchison / Tyndall / Huxley road in Leyton? Does anyone know it?

we are in Murchison road, its nice, no hmo houses etc...lots of my neighbours have been here since the 70's etc..the top half of the road towards norlington road has the purpose built flats....tyndall and huxley road also ok...although a few dealers hang out on the corner of huxley road these days but they dont bother anyone...sell weed...housese go very fast in these roads see my previous post about the prices...the agent at allen davies is very good...tony...have a word with him.

Walthamstow is a very large area but only has small pockets which are nice, the rest of it is a bit rough around the edges..

same could be said for Leyton but with Leyton you are also close to other interesting areas like Hackney Wick, Stratford, Leytonstone all within walking distance. Whereas Walthamstow is a bit in it's own bubble.

As others have said the nice part of Leyton is Francis Road