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Original poster

Redbridge, Gants Hill, Barkingside?

50 replies

anon122414 · 12/02/2022 21:19

I wondered if any posters were familiar with these areas? In passing conversations they seem to get a bad rep but some of the housing stock looks lovely (lots of done up houses) and priced accordingly. Also many lovely parks within touching distance (Valentines Park, Hainault Park, Fairlop Waters, Wanstead Park, Epping Forest).

So what are peoples thoughts on these areas and any reason they get a bad rep?

OP posts:
Original poster
anon122414 · 15/02/2022 14:22

@beguilingeyes

Have a look at Highams Park. Cheaper than Walthamstow with bigger houses and still Zone 4.
Just had a Rightmove - doesn't seem to be much in the area? Our top end of the budget is £800k and this was the top result:

www.rightmove.co.uk/properties/119461160#/?channel=RES_BUY

OP posts:
ClaudiaWankleman · 15/02/2022 14:35

I can't help but feel that gentrification went from Whitechapel through Leytonstone through Wanstead and Woodford and then basically hit a brick wall at Redbridge/Ilford

This is true in my opinion. It hit the wall at Forest Gate to be honest - the Romford Road in the evening is unfortunately a bit of a red light district. It's such a shame.

What's your budget and requirements OP? I agree that South Woodford and Woodford are lovely, and there is a mix of housing stock.

Somewhere around Lea Bridge Road/ St James' Street in Waltham Forest is much more likely to gentrify in my opinion. Lea Bridge Station (and the whole line) is likely to become part of the overground in the next decade I think - they even re-sited one of the stations to make it more popular. It does feel more urban in these areas though - Redbridge borough has a lovely suburban park feel.

Original poster
anon122414 · 15/02/2022 14:59

@ClaudiaWankleman

I can't help but feel that gentrification went from Whitechapel through Leytonstone through Wanstead and Woodford and then basically hit a brick wall at Redbridge/Ilford

This is true in my opinion. It hit the wall at Forest Gate to be honest - the Romford Road in the evening is unfortunately a bit of a red light district. It's such a shame.

What's your budget and requirements OP? I agree that South Woodford and Woodford are lovely, and there is a mix of housing stock.

Somewhere around Lea Bridge Road/ St James' Street in Waltham Forest is much more likely to gentrify in my opinion. Lea Bridge Station (and the whole line) is likely to become part of the overground in the next decade I think - they even re-sited one of the stations to make it more popular. It does feel more urban in these areas though - Redbridge borough has a lovely suburban park feel.

Budget is £800k and min requirements are a spacious semi with 3/4 bedrooms, driveway and medium to large garden.

I think I'm a bit disillusioned as to the price/value of housing stock in the surrounding area - i.e. how is this £875k?! Am I missing something?

OP posts:
Original poster
anon122414 · 15/02/2022 14:59

www.rightmove.co.uk/properties/120002726#/?channel=RES_BUY

Forgot to post link

OP posts:
ILookAtTheFloor · 15/02/2022 15:03

That's location I think OP, it must be.

I was just having a look around Gants Hill and most 3 bed terrace are around 550. That house is probably a mile away, but that's a very long way in London it seems!

beguilingeyes · 15/02/2022 15:15

Wanstead is pricey. I like the Highams Park house.

ClaudiaWankleman · 15/02/2022 16:14

I think I'm a bit disillusioned as to the price/value of housing stock in the surrounding area - i.e. how is this £875k?! Am I missing something?

Wanstead is very nice, has a limited amount of housing stock, good transport links and is the prestige area of Redbridge. You would pay less for that house if it were north of the north circular, near to Wanstead rugby club/ around Claybury park, which is much less pretty but is still within the reach of South Woodford/ Woodford.

I'd look in South Woodford personally. These places are great - no driveways but you could make the front garden into one as many neighbours have.

www.rightmove.co.uk/properties/118742294#/?channel=RES_BUY
www.rightmove.co.uk/properties/119147231#/?channel=RES_BUY

earsup · 15/02/2022 16:26

Highams park was undiscovered until about 7 years ago...i have friends who made money in walthamstow and moved there...its no longer a bargain...overground is reliable to liverpool st...same line as chingford....we are waiting for redbridge and ilford to pick up as want to sell up at some point....wanstead has always been pricey...a lot of it is conservation area so difficult to extend....the big houses mentioned have often been overextended i think as the large asian families all live together...we would be happy to get 750k for our house but doubt it !

earsup · 15/02/2022 16:27

St James st area already gentrified but a bit iffy still....dealers all around the station....

beguilingeyes · 15/02/2022 16:35

That Highams Park house has gone! We were looking at HP/Chingford but found a miracle detached in Walthamstow so we've stayed put.

Original poster
anon122414 · 15/02/2022 16:52

@ILookAtTheFloor

That's location I think OP, it must be.

I was just having a look around Gants Hill and most 3 bed terrace are around 550. That house is probably a mile away, but that's a very long way in London it seems!

Must be location and probably demonstrates my lack of understanding of the local area! The house is in a pretty poor state. By the time you've re-decorated and extended a little, you've likely spent £1m+ - is it really worth that?

Terraced tend to be quite cheap in and around Redbridge, but the decent semis are £650k+ from what I see.

OP posts:
Original poster
anon122414 · 15/02/2022 16:54

[quote ClaudiaWankleman]I think I'm a bit disillusioned as to the price/value of housing stock in the surrounding area - i.e. how is this £875k?! Am I missing something?

Wanstead is very nice, has a limited amount of housing stock, good transport links and is the prestige area of Redbridge. You would pay less for that house if it were north of the north circular, near to Wanstead rugby club/ around Claybury park, which is much less pretty but is still within the reach of South Woodford/ Woodford.

I'd look in South Woodford personally. These places are great - no driveways but you could make the front garden into one as many neighbours have.

www.rightmove.co.uk/properties/118742294#/?channel=RES_BUY
www.rightmove.co.uk/properties/119147231#/?channel=RES_BUY[/quote]
It seems to be the flavour right now but I don't really like these terraced Victorian houses, maybe a personal thing. They just seem quite small and identical?

Clearly there is a market for them tho as they're priced so highly and sell so quick!

www.rightmove.co.uk/properties/113842634#/?channel=RES_BUY

This is more what we like but this was sold pretty much as soon as it listed.

OP posts:
Original poster
anon122414 · 15/02/2022 16:56

@earsup

Highams park was undiscovered until about 7 years ago...i have friends who made money in walthamstow and moved there...its no longer a bargain...overground is reliable to liverpool st...same line as chingford....we are waiting for redbridge and ilford to pick up as want to sell up at some point....wanstead has always been pricey...a lot of it is conservation area so difficult to extend....the big houses mentioned have often been overextended i think as the large asian families all live together...we would be happy to get 750k for our house but doubt it !
After Redbridge, where would you head to? The Chingford/HP area?

In this market you'd probably get whatever you like! We've been looking for 2 years and there is a very clear lack of supply on Rightmove vs back then. Less houses on the market should translate to a better price for you (unfortunately for us buyers!)

OP posts:
Original poster
anon122414 · 15/02/2022 16:58

@beguilingeyes

That Highams Park house has gone! We were looking at HP/Chingford but found a miracle detached in Walthamstow so we've stayed put.
Surprised it wasn't sold having been listed 10+ days ago really. Walthamstow seems nice, lots of nice shops and cafes about. We'd like it but couldn't find the type of house we wanted for our budget.
OP posts:
lumpofcomfort · 15/02/2022 17:00

How about Chigwell? There seem to be a few houses in your price range there.

earsup · 15/02/2022 17:26

If you look at Rightmove, houses on cathedral estate have been on market for long time...over priced....they dont fetch wanstead prices or even close to it....this was my late aunts house....we are in E10, have been since the 70's which has rocketed....so not moving....a relative owns a share of the rebdridge house and needs the cash....i would prefer to leave it rented....i think prices will calm down so if you not in a rush...wait...??....you could gamble on ilford changing...people are moving in there and getting good deals....but it will be a long wait..maybe 10 years...???

Original poster
anon122414 · 15/02/2022 17:39

@lumpofcomfort

How about Chigwell? There seem to be a few houses in your price range there.
Any examples? I couldn't see much in that area for our budget.
OP posts:
lumpofcomfort · 15/02/2022 17:49

Something like this? I must admit I only know Chigwell in passing so might not be a good location. Some other properties seem to be on the Grange Hill side which I don't know as a location, or Chigwell Row which I know is not so convenient for the station.

Original poster
anon122414 · 15/02/2022 19:39

@lumpofcomfort

Something like this? I must admit I only know Chigwell in passing so might not be a good location. Some other properties seem to be on the Grange Hill side which I don't know as a location, or Chigwell Row which I know is not so convenient for the station.
This house looks a bit award to me. What's the random black wooden bit at the front? Sorry I must seem so picky!
OP posts:
Yazoop · 15/02/2022 22:47

If you're near the station, Chingford connections aren't bad. Under half an hour direct into Liv Street or less than 10 mins to Walthamstow to change to Victoria line (and several stops in Hackney / Bethnal Green). It is a TfL overground line, so every 15 minutes and reliable. Quite a few bus options around outer east/north-east London. Also lots of amenities, cafes and restaurants nearby so lots of options on doorstep, too.

Know this can be very specific to your needs / where you go, though - but wanted to give another perspective on it as it really is a lovely place to live. Also seems to have a lot of the type of house you like (e.g. like the spacious 1930s semi in Woodford you posted), though they come up not as frequently in the area around the station as people tend to live around here a long time.

Yazoop · 15/02/2022 23:00

This is on a main road (though a bit set back) and slightly further from the station than I'd want to go for - but there is just something about it that I think is lovely:

www.rightmove.co.uk/properties/111880121#/?channel=RES_BUY

This is also nice and on a lovely road: www.rightmove.co.uk/properties/119962367#/?channel=RES_BUY

Alexahelp · 15/02/2022 23:14

I live in Chingford (closer to the crap bit) and there are some lovely parts. I suspect the nicer bit won’t have the right size/value ratio though - it doesn’t quite for me at the moment.

JurgensCakeBabyJesus · 15/02/2022 23:18

Is gidea park too far out? You'd get more for your money

Okeydoky · 15/02/2022 23:25

I've lived in and around the area for about ten years. I'm now in North Chingford near the station. I actually think it's much better for commuting than the Central Line and I did that commute for years.

The trains are the nice modern Overground walk through carriages. Air conditioned and rarely crowded. You always get a seat in the morning because it is the end of the line. 25 mins into Liverpool Street or switch to the Victoria Line at Walthamstow and you're central very quickly. Trains are very reliable and absolute worst case you could get the Central Line and hop on a bus, but I've never had to do it in the three years I've been here. Still TFL so no more expensive.

Good schools, forest literally on your doorstep and a great selection of cafes and restaurants.

I can't comment on Barkingside, but North Chingford is way nicer than Gants Hill or Redbridge. Cleaner air, quieter, a proper centre with useful shops and a nice sense of community. People stay a long time for a reason.

Get in quick though because people priced out of Walthamstow are starting to realise how great it is.

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