Walthamstow vs Tottenham

[mamabearpapabear]

Fellow Londoners, OH and I are looking to buy a new property in either Tottenham or Walthamstow. Currently live in Highbury but sadly cannot afford to upsize around here. And although we are from north London we aren't too familiar with either place - we are planning a couple trips around the areas to look around but would love to get other people's opinions. We are moving with 2 under 2 so main deciding factors will be safety & schools (nursery & primary for now) as well as the community and family friendly places.

Keen to hear people's thoughts.

Thanks

I've lived in both places but Have no knowledge of schools.

Walthamstow is a bit more gentrified than Tottenham and has more cafes and restaurants etc.

Tottenham depending on which area - downshill park area is lovely but there ain't much by way of cafes and restaurants. There is a lovely cafe near the big Tesco on seven sisters road that is aimed at mums . There's a nice canal walk between Tottenham Hale and Blackhorse Road. Otherwise I'd say there isn't much to do.

Overall I'd say Walthamstow is a better choice.

Have name changed just for this thread!
There are three cafes v close to downhills park
The cafe in the park (with kids toys outside) www.downhillsparkcafe.com
Is toddler central

Forks and green www.forksandgreen.co.uk

Perkyns https://instagram.com/perkynsn15?utmmedium=copyy_link
Nice pancake place opposite too .

Pub thepalmpub.co.uk

Cocktail bar www.tentoonebar.co.uk

All primary's good or outstanding but obviously there are ones people think are better than others.

Lordship rec another great park too.

Tottenham is big area though, this is just one small part.

South Tottenham around Downhills park is a wonderful area - very friendly and village like, everybody know each other.

I live in highams park which is just north of Walthamstow and east of Tottenham.
Both areas have lovely parts and grotty parts. Personally I would choose Walthamstow over Tottenham every time.

walthamstow...tottenham has some big scary estates but some parts are ok ...i lived there as a student years ago...found it depressing....near 7 sisters station...have no desire ever to go back and visit....it could have all changed in over 30 years....??

Walthamstow all day long.

I live and grew up just north of Tottenham in Enfield.

For a start Walthamstow is much more expensive than Tottenham. We currently live in a flat in Tottenham and we have been trying to find a house in Wathamstow in our budget (650-730K) but sadly it looks like we have been priced out (although 6 months ago we could still have afforded it... arghhh!!!). We are also looking at houses in Tottenham but the good properties seem to be in grotty areas. We'll see! If we were childless we would consider buying a flat instead. The new development on the canal near Tottenham Hale looks absolutely wicked ❤️. And there is (and will be) lots to do....

So what I meant to say is ... Tottenham is lovely too but only selected small parts ....

I used to live in Tottenham and like a PP said found it depressing. Really like Walthamstow. Walthamstow has great girls schools but it’s not great for boys. Think there’s a wide variety of schools in Tottenham - some great, some horrendous

I have no idea on schools but as someone local to them both I’d say if it’s only between those two, Walthamstow every time. I really dislike both areas but Walthamstow is more gentrified and the Village is meant to be nice.

I've lived in both and Walthamstow all the way. I love it. It's a very friendly place with a great sense of community. Amazing transport links and Epping Forest on the doorstep. The Wood Street area is lovely with new shops and restaurants opening all the time.
@Sandrine1982 we are in the middle of buying a three-bedroomed detached house in Walthamstow for just over £600,000 so it can be done. Highams Park is well worth a look too.

Walthamstow hands down. Regret not moving there myself years ago when I had the opportunity. I don't like Tottenham as I've never felt completely safe there. The Stow feels much safer.

Walthamstow! As people have mentioned, worth checking out nearby Highams Park, too - and also Woodford, North Chingford. Things are more expensive in Walthamstow now but I think still doable with that budget. Things are plateauing but there isn’t as much coming up for sale, either.

They don't call us Awesomestow for nothing :)

HP was really under priced for years....it was sort of forgotten area and then people from walthamstow realised they could sell up and get something nicer and bigger in HP so prices zoomed....south chingford cheaper also....north chingford very nice but pricey.

And HP is still in Zone 4. We were looking there for a while, you definitely get more bang for your buck now that Walthamstow is so trendy/expensive.

Walthamstow all the way. You’ll get more for your money in nearby South Chingford though. Highams Park is no longer ‘undiscovered’ and has become increasingly expensive in the last few years as families from Hackney have moved in but it is also cheaper.

I’d avoid Tottenham if possible. I’m from East London so not a stranger to crime and run down streets but much of Tottenham really is quite unpleasant. I never feel safe around there.

Have you considered Bounds Green? Loads of parks, outstanding schools, very friendly and family-orientated. Lovely community feel.
We moved here 6 years ago, when we realised we'd get more for our money than in Walthamstow... Never looked back.

Walthamstow, definitely. Personally I wouldn't go near Tottenham.

@NicLondon1 Pretty sure Walthamstow is cheaper than Bounds Green!

I wouldn’t be so sure. I was shocked this morning to see a three-bed terrace in Walthamstow (near the village, admittedly) listed for £1.1m… the world has gone mad!

But just to add, Walthamstow is a big area and there are huge price variations (central, village and directly off Lloyd Park being the most desirable / expensive). You could get much more value elsewhere - I’d keep an eye on the Blackhorse lane / road area (near station, wetlands and loads of hipster breweries and cafes popping up which means it will be a good investment as will no doubt continue grow in popularity) and around Upper Walthamstow and Hale End (less well connected but leafy, quiet and good stock of nice family houses).

No way would I live in Tottenham - Walthamstow it is.

Live in Walthamstow, work in Tottenham.

Obviously I prefer Walthamstow (I’m Blackhorse Road end), but where in Tottenham are you considering? Some bits nicer than others. It’s been pretty resistant to ‘gentrification’, but then so was Walthamstow until recently.

In Bounds Green you can buy lovely 3 bed houses for around £600k..it's a bit of secret in London!