Advice with moving to Chingford area

[Taybz]

Hi,

We're a couple with a young baby and are considering moving to Chingford. We don't know the area well but are considering it as it's sort of a middle point between our families' homes (Islington, Hackney, Enfield). We've seen some lovely houses and shoddy ones too. We're after an area with low crime rate, close to great schools and plenty of amenities.

If anyone could share what it's currently like living around there that would be great! Are there specific neighbourhoods we should avoid? Also, are there other potential close by areas we could consider? We're looking for a 3 bed with a budget of 550ish K.

Upper Walthamstow...the area around Wood Street station is nice. Close to the forest and bizzarely seems to be cheaper than a lot of the rest of Walthamstow. Wood Street itself is fantastic now.

@beguilingeyes

Upper Walthamstow...the area around Wood Street station is nice. Close to the forest and bizzarely seems to be cheaper than a lot of the rest of Walthamstow. Wood Street itself is fantastic now.

Was just hopping on to say the same. Upper Walthamstow is lovely - quiet, leafy and great schools. And affordable: you can get a 3-bed for £550k in that area. Also, it's walkable to Highams Park and South Woodford.

Wow lots of great information to work with, thank you! In terms of area feel, we're looking for somewhere with diversity of cultures ideally. I've now checked out Woodford and it is looking very attractive despite some properties being just outside our budget. How diverse is it? Also, does it have good schools?

All the way up the central line from South Woodford to Epping, the “nicer” neighbourhoods are west of the tube line.

This is true (although there are innumerable exceptions to the rule).

Wow lots of great information to work with, thank you! In terms of area feel, we're looking for somewhere with diversity of cultures ideally. I've now checked out Woodford and it is looking very attractive despite some properties being just outside our budget. How diverse is it?

Redbridge is a very diverse borough but there is a noticeable divide in ethnicity between local areas. Ilford and Gants Hill are overwhelmingly South Asian areas whereas there are more Jewish/ white people on the Epping branch of the tube (actually these areas are more diverse than the south east). I think that is a lot more to do with wealth than anything else though.

Like most places, Chingford has some great areas, and some really not so great areas. Also, it's pretty much a Tory strong hold if that kind of thing matters to you.

I'd also suggest looking down the central Line - from Wanstead down to Epping. We live on central Line. To get what we wanted for the money we're a 15 minute walk to tube, but there is a regular bus from 100 yards from house to the tube which makes mornings easier.

Thanks everyone, plenty of food for thought. Just wondering if anyone is familiar with Waltham Way in Chingford and if so what it's like there? It's proximity to a reservoir has made it quite appealing for us.

Houses tend to be cheaper nearer the reservoir, I think because it's a distance to any station.
There are some lovely houses over there, bit it was a deal-breaker for me because I like to be closer to the train/tube.

It's much cheaper that way as it's a bit of a ball ache to get to the overground/ tube. You'd spend a lot of time catching buses to the tube/ walking.

Waltham Way is a very busy main road so I would avoid there if possible. The top of Chingford Mount is definitely nicer though, although North Chingford is prettier and closer to the forest.

I would say the main thing about Woodford bs Chingford is the lack of a high street in Woodford. It’s sort of sprawled all over the place but not one centre? Chingford has station road with a decent selection of shops for little things e.g post office, butcher etc

Do you need train or is buses fine? Do you have kids? From Chingford Mount it would be cheap enough for you, and there are buses in every direction, but it would take an hour to get into Central London especially in rush hour as buses get stuck in traffic.
North Chingford is well over your budget, as is really anywhere with a proper train station or tube.
I don't think the crime is really an issue in Chingford Mount area, same precautions as anywhere else eg lock your car, but I'd agree Chingford Mount itself could do with more investment (which seems to be in the pipeline at the moment.)

I'm very grateful for all your responses! We got caught up in the excitement of moving that I clearly forgot to even consider distance to the station 🤦‍♀️. It definitely will be an issue for us. We were informed by the EA that Waltham Way was in North Chingford but I suspected it was a bit of a fib! It's back to the drawing board for us I guess. If only house prices weren't currently so ridiculous.

A bus down to Tottenham Hale would be really helpful from that side of Chingford. Maybe when they develop over by the ikea properly!

Waltham Way is busy but quiet behind the houses reservoir side. It’s very long - some of it is North Chingford but entirely depends where the house is…if it’s this one it’s on the cusp. www.rightmove.co.uk/properties/121050953#/?channel=RES_BUY

🤣 total f

🤣 total fib by estate agent!!! Waltham Way is a very busy noisy ma

If you’re thinking North Chingford I’d say do it. Excellent value, good transport (and a seat being the start of the line), the forest will keep you sane in the event of another lockdown, great community spirit.

Weirdly years ago Chingford was quite a pricey area. No one here can believe it’s been totally left in the shade by Walthamstow despite how gritty that area is. Still, it means lot of bargains for newcomers.

Argh!!! Finger keeps slipping to post.

Waltham Way - noisy busy main road and not in North Chingford per se, it's on the outskirts. If you want to be walking distance to Overground in N Chingford, I would not go any further south than College Gardens. We are between The Old Church above Chingford Mount and The Ridgeway, loads of lovely houses on side roads eg Brindwood, Leadale, Heriot, Lambourne, Wellington Ave, Endlebury Rd, Nevin Dr, and surrounds. Kids very settled and happy in local primary. Ridgeway Park is great - has playgrounds, tennis courts, cafe, model railway. However, the commute is not great in to central London. DP leaves around 7.15 to avoid heavy traffic on bus to Walthamstow, Victoria line from there is usually v reliable and speedy. Unfortunately IDS is still MP, but only just hung on to his seat last election. I would say there has been a shift of retirees out of the area where they are making huge profits on their homes bought in the 80s/90s, and working professionals with young kids moving in wanting more space and garden than they would get for their money in Walthamstow. We have lots of lovely new neighbours over the last few years in similar circumstances to us. Another consideration is parking... if you drive, parking is rarely an issue here. Chingford Mt is fine - a really great Sainsburys and lots of lovely cafes and independent restaurants. We would have preferred Highams Park but were priced out ten years ago when we tried to buy there. Ropers Ave, Inks Green, Ainslie Wood area definitely worth a look if anything comes up - walking distance to HP train station. Just spotted this Brindwood Rd house for sale, worth a look I would say!

@Gooseysgirl thanks that's very helpful info.

Re: Walthamstow, I still can't believe how much it's gone up by!

We're now considering going up further towards Enfield as the houses seem cheaper.

Oh do be careful towards Enfield. Avoid Edmonton/ponders End/Brimsdown which are cheap for a reason, just no investment for a while and run down. Further west is nice though.

@Alexahelp yes we're definitely avoiding those areas. Do you mean further west of Enfield or West London?

There's a huge difference between north chingford and the mount. For 550k you'll probably be looking at the mount.

Further west of Enfield - thinking more towards Gordon Hill/Forty Hill. It is quite a way out though. Obviously Winchmore Hill etc are lovely but pricey.

Moseying around Rightmove (mines going up next week - got to keep up with the competition ) and you could do a lot worse than this, still in Chingford. Walking distance to Highams Park station

www.rightmove.co.uk/properties/113180177#/?channel=RES_BUY

@Taybz I would definitely take a look at the Brindwood house I linked to upthread. I think it looks reasonably priced for the area (we are just around the corner) in comparison to another house recently listed on another nearby street at £750k which is totally overpriced (4bed semi with no driveway) and unsurprisingly has disappeared from the market unsold. We are a 4 bed semi and would expect to get £600-£650 for ours if we were selling. The Brindwood house is a short walk from the local primary and the park with a recently refurbished toddler playground, great for your baby! Only ten mins walk to the shops. The only disadvantage as I previously said, is the commute into London is not great from this particular part of Chingford.

[quote Alexahelp]Moseying around Rightmove (mines going up next week - got to keep up with the competition ) and you could do a lot worse than this, still in Chingford. Walking distance to Highams Park station

www.rightmove.co.uk/properties/113180177#/?channel=RES_BUY[/quote]
We went to view that house when we were looking. It's a nice house, and the rear access/garage is definite plus.

Parking is a total nightmare on Ainslie Wood Road, we viewed a house there ten years ago and immediately discounted it because of that. Our kids were tiny at the time and it would have driven me nuts not having a space near the house. But if you don't drive that wouldn't be an issue! The primary school nearby is excellent.