Where to live in east London?

[Etherealhedgehog]

Currently very happy in north London but we can't afford to buy here. Struggling to muster the enthusiasm to (re)start the househunting process, because we can't figure out where... Main considerations are:

• DP's family is in the NW (of the country, not London!) we plan to go up every 6 weeks or so - where we are now is perfectly situated for getting out of London in that direction; where we were previously househunting in SE London is not.
• My parents are in SE London and are DD's only close family here, so we'd love to be less than an hour's drive from them
• Now that we have DD (12mo) we've grown to really appreciate the council-run services in our current part of London - walking distance from a great leisure centre, library, she's in a great council run nursery. We previously lived in Lewisham Borough and access to such things was not so good. Now that we have DD we see how important it is.
• Keen to find a place with a nice vibe, parks, places to eat, stuff to do with kids etc etc.
• Budget is 450k absolute tops (for that price it has to be good to go) for 3 bedrooms, ideally a garden

Short of winning the lottery and staying where we are right now, our options are probably moving SE and accepting that the trips up north will take A LOT longer. Or finding somewhere in East London that has decent access to both SE London and roads north, and ticks all the other boxes.

Where would you be looking?

(oh yeah, also schools! I still haven't quite got my head around the fact that we have to think about schools at some point.... )

Hello, east London resident here. I'll start by saying you will struggle with that budget! I'm in the Bow area which would meet all of your requirements area-wise but £450K would get you a 1-bedroom, 2 at a push.
I love living here! There are really great services around here, a lovely community, and so much green space which makes up for our lack of garden (Victoria Park for example on our doorstep), really nice food/social options directly here and also Westfield up the road. Easy access to drive north and overground and DLR to go south if you mean to use public transport?
Your budget might go further if you go much further east/Essex border, but then you're further away from where you need to travel to. Unless you would consider shared-ownership or similar buying schemes?

Hate to say but budget far too low...we are in E17, been here for years...you will need min of 700k....family in leyton..also same prices...wrecks opposite brother sold for 700k last year...3 bedrooms......the only cheaper areas left now are maybe east ham and manor park..can be grim tho...you might get a 2 bed purpose built flat..Abrahams in leyton with your budget....or a Warner...both have small gardens....but i expect they will need work...also very little for sale in e10 and e17...and if so , it sells in days...there are lots of young couples cashing in from hackney all moved in...i think you will have to go further out as suggested.

Thanks both - this is sort of as I had guessed. Rightmove does appear to have places within budget in some neighbourhoods but few and far between so I guess usually something wrong with them. Quite a few in East Ham with very mixed opinions on here as to what it would be like to live there - any thoughts? Forest Gate? Plaistow?

If not, then it will be SE rather than moving all the way to Essex and we will just have to put up with the epic long drive north on the basis that it's only every six weeks.

East Ham is grim. As is Plaistow. I don’t know much about forest gate. We live right out east in zone 6 and you’d get a 3 bed house with a garden here, but obviously the commute is longer.

If I was you I would be thinking that it doesn't make sense to need to travel to both sets of parents and would either look to move very close to your parents in SE London so you can benefit from quick access to them, and suck up the extra travel time to the other parents (given that you're travelling a long way anyway does and extra 45 minutes/1 hour matter?).
Or alternatively, would your parents consider moving - could you look for a cheaper area in north London (better access to travel north) and your parents move closer to you there?

www.rightmove.co.uk/properties/110849096#/?channel=RES_BUY
www.rightmove.co.uk/properties/79961313#/?channel=RES_BUY

Both in Finchley and near good schools- flats are down at the moment so maybe you can put in a cheeky offer 50k off asking price.
The one in East Finchley has been on for absolutely yonks, i live 5 minutes away and it is a nice area. Both north london and have private gardens.

www.rightmove.co.uk/properties/79668255#/?channel=RES_BUY

This is within budget and near good schools, but no garden.

@imnotacelebritygetmeoutofhere yeah, we have thought about that. They won't move any time soon but probably will at some point and certainly if we do end up living far from them we'd strongly encourage them to move closer. re. the journey time to Manchester - the issue is that it's 50 mins extra if I check right now, but with cross-London traffic that would easily have the potential to expand to 60 or 90 mins, which with a baby on what is already a long journey is a bit . But clearly we can't get everything we want, so just need to do some soul-searching and figure out what can give

East ham is run down...mostly....no signs of any improvements either...Plaistow possibly better but students tell me of gang issues etc...some nice roads and houses and a bit more alternative than east ham...Forest gate already very pricey....has some lovely parts and huge houses...was posh in the 1950's and 60's...it does have a few cafes and delis etc..that sort of thing but high road is sad...pound shops etc and at night, often people stumbling about on drink or drugs....but does have some lovely pockets so research carefully and visit at all times...lots of new builds also going up.

Take the train to Manchester.

@Hoolihan we used to but DP's parents are in different parts of greater manchester and it's a city in which you really have to drive. We used to get carted around by them (and felt very childlike!) but now that we have a child of our own, plus all the stuff that comes with that, we really can't. We would need to get the train (lugging a significant amount of stuff with us) and then hire a car, which we couldn't possibly afford to do every six weeks

@onlychildhamster thanks for these - they look ideal in terms of the type of property. I have to admit, I had just assumed that we couldn't afford Finchley. Food for thought!

Fair enough. We used to do the train to Glasgow with our kids to see the in-laws, it was a trial! But probably preferable to sitting in maddening London traffic. It sounds like moving SE is your best (only?) option.

@Etherealhedgehog I have bought in East Finchley for 400k back in 2019 but for 2 bed. 3 bed makes it trickier, but some of the conversions in the 450k-500k range have 3 bed. Its purpose built 3 bed that is far more expensive

@Etherealhedgehog woodside park/north finchley is much cheaper than east finchley or even finchley central. It is not the prettiest but it feels safe and has good schools.

@Etherealhedgehog

Thanks both - this is sort of as I had guessed. Rightmove does appear to have places within budget in some neighbourhoods but few and far between so I guess usually something wrong with them. Quite a few in East Ham with very mixed opinions on here as to what it would be like to live there - any thoughts? Forest Gate? Plaistow?

If not, then it will be SE rather than moving all the way to Essex and we will just have to put up with the epic long drive north on the basis that it's only every six weeks.

You have missed the boat in Forest Gate with your budget.

I'm East London. I think you'd do well moving a bit further out. We are in Debden (poor bit of Loughton). There is a library and leisure centre. It's on the M11 to go south and also 5 mins to m25 to go north (unfortunately you can't go northbound on m11 but you can go to the m1 or to the M11 through Epping. Only downside is it's in the central line! The budget should be ok round here though it has shot up in price over just 2 years. Schools are good. Near forest and big park called Roding valley rec. I'll see if I can find a few houses.

(I say East London, but my address is Essex 🤫)

If you decide on south east then west Norwood, gipsy hill and Streatham still have a few things within budget. Probs need a decor overhaul though

(Schools are good tho)

PPS. We've moved from First Gate out here. The traffic is much better!

www.rightmove.co.uk/properties/72959112?utm_campaign=property-details&utm_content=buying&utm_medium=sharing&utm_source=copytoclipboard#/&channel=RES_BUY

www.rightmove.co.uk/properties/114400475?utm_campaign=property-details&utm_content=buying&utm_medium=sharing&utm_source=copytoclipboard#/&channel=RES_BUY

@Etherealhedgehog It does sound like East Ham would be a great option for you, either in the Central Park area or Burgess estate/Plashet. I’m also from NW London & had the same requirements as you (with an even smaller budget). Central Park area reminds me of NW London so much, so leafy & pretty. Also check out Plaistow South, though the houses are a little smaller.

Yes, you’ll hear a lot of negative reviews online about the area & this made us really nervous too. I can only say, please just visit. I’m so pleased we did as we were honestly taken aback- we’d assumed it was going to be ‘grim’ as others describe, but it was the complete opposite. You’re also in the catchment for Brampton Manor & a number of excellent schools around. Good facilities too- the leisure centre is a 10 minute walk away. A406 2 mins away onto the M11 for you to get up north & A13 2 mins away onto Blackwall tunnel to go south. If you want to visit Wanstead, Walthamstow etc the bus at the end of the road takes you there. But to be quite honest we’ve not needed to as lots to do here! Got a million parks, the Central Park cafe, Red Door Studios, the Red Lion Pub & it’s roast sundays & quiz nights & live music, the Boleyn pub just had a million dollar refurb, ridiculously good Asian & Vietnamese food spots, various groups like running etc…I could go on!

We’ve got an insane community spirit, I’ve never seen anything like it & we’ve lived all over…like we actually know most of our neighbours lol-checkout ‘Greatfield E6’ the community group on Instagram-we had our jumble trail just a couple of weeks ago which was lovely and soooo many houses got involved selling bits & bobs from their front gardens…felt like proper East End spirit. Our neighbours say it’s a completely different place to even 5 years ago, everyone moving to the area (a lot atm) are young professionals/families so you will find lots of mums to connect with. Most have moved from Hackney/Islington/Walthamstow/Leyton, so almost bringing that energy & vibe to the area- we thought it felt like an early Walthamstow. Lots of people restoring their homes so streets just getting nicer & nicer.

I hope I’ve given a little insight to the area, I’m probably biased now but this time last year we were doing the same property search & the area hit so many positives we just couldn’t discount it, no matter what anyone said- and glad we stuck with it. If anything, it’s definitely worth a visit. There are better streets than others but it’s pretty easy to get a feel of.

Best of luck with your search & happy to help if you have any further questions!

Oh sounds like east ham has changed...maybe i visit one day but dont really have a reason to go there..!!