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.

I clicked again on that house just now and it’s gone SSTC! Doh. Thought it was a decent buy.

I just want to say Chingford is not grim - I have friends who live there, some on the streets off Chingford Mount, some up by Inks Green, and some up near Yardley Lane school. All nice houses, decent areas, good schools, just within the OP's budget. Better than Edmonton or the budget end of Enfield in my view.

North Chingford, Woodford and Walthamstow would be outside the budget for a 3 bed house these days (Walthamstow is also probably not what the OP is looking for).

Inks Green and the conservation area is beautiful. I would have loved to have bought there. Walking distance from Highams Park station and both Ainslie Wood and Larkswood on the doorstep.

@Alexahelp it's lovely thanks but gone already!

@Gooseysgirl Cher's it's not bad at all but not quite what we're looking for. Parking is definitely a must, ideally a driveway and not on a busy road as we've got a little one.

Seems Chingford is a bit marmite on Mumsnet! 😅 Is Chingford amount the area around Sainsbury's and Wenzels? If so, we didn't quite like that area. The high street was a bit grim. I'm surprised Chingford only has one station considering how large it seems to be. We saw a beautiful house closer to North Chingford within our budget but it was a very long walk from the station.

I'm almost at my wits' end with finding the perfect property. I even put up a separate thread seeking help but it hasn't had any responses. Not sure if I could link it to this post?

@Taybz

Seems Chingford is a bit marmite on Mumsnet! 😅 Is Chingford amount the area around Sainsbury's and Wenzels? If so, we didn't quite like that area. The high street was a bit grim. I'm surprised Chingford only has one station considering how large it seems to be. We saw a beautiful house closer to North Chingford within our budget but it was a very long walk from the station.

I'm almost at my wits' end with finding the perfect property. I even put up a separate thread seeking help but it hasn't had any responses. Not sure if I could link it to this post?

Yes that's the mount. North Chingford is way more expensive and has the train station into Liverpool St, interchanging at Walthamstow for the tube if you need it.

In fairness, you may be attempting the impossible. You want to buy in London, must be close to a station, must have off street parking, no "grim" areas considered... Your budget may not stretch to this.

The truth is most of us have had to compromise. It is perfectly possible to manage with on street parking and children. It is worth considering areas that look a bit rough around the edges but the transport and schools are good. Perfect properties are for people with lots and lots of money.

This is a decent size. It's near Chingford Mount, but is a short bus-ride away from Highams Park station.

www.rightmove.co.uk/properties/120710849#/floorplan?activePlan=1&channel=RES_BUY

Chingford Mount doesn't look great but there is a lot of investment going there at the moment to make it more people friendly and less car dominated. First impressions for us was certainly not good, especially Iceland corner and the building sites.
There are plans afoot to replace the Iceland/Poundland with a new flagship development to fit the prominent location, and move the bus stand away from that area too.
That listing someone put on the thread just above mine, is on a main road which knocks the price down another 50-100k over a typical side street house with similar size and garden space. But you will be a stone's throw from all the buses and shops.
It's such a compromise, if it's desirable, the price is higher, if you sacrifice some of your desires, it becomes cheaper.
Even houses backing on to the cemetery go for 50-100k less!

@TheYearOfSmallThings harsh but fair - we all need a slap of reality sometimes! 😃 You are right, we need to compromise on something for what we want.

@beguilingeyes thanks, that's quite a decent property and well priced.

@johnd2 that's really interesting to read - is there anywhere we could read further on the developments? It would definitely change our mind about moving closer to Chingford Mount.

Some of the houses in the roads surrounding Chingford Mount Cemetery are lovely.

Here is a good starting point, also the Site Allocations document would have information.
res.cloudinary.com/commonplace-digital-limited/image/upload/v1637601758/projects/chingfordmountareaframework/Draft_Chingford_Mount_Framework.pdf

The older community in Chingford Mount are raging about those plans. I think they have lots of potential to bring more life to the area though.

I wouldn’t personally live on New Road (and I live on a previously mentioned busy road) as the traffic is often backed up and it’s too narrow. But your budget is enough for one of the residential roads off the Mount if that’s a concern.

Why are they raging, Alexahelp? I haven't read the whole thing and I see they are going to cram hundreds of flats onto the site of the libraries they closed down, which isn't great but par for the course in WF.

Are they closing/narrowing roads too?

All good advice here re chingford.
Roads near cemetery like Priory Ave are nice but may be too pricey. We looked there a year ago and 4 bed with drive was on at over £650 I think.
As others have said, compromise is where its at. We didn't need the train station really so we are a 5 min drive (18 or so min walk) from chingford Station. One of the forest backing roads off sewardstone which are still considered N chingford. Tree lined and curb appeal HOWEVER the house we bought has had same owners for 50 years and was a 70s throwback. Everything had to be done but we couldn't afford already done in Chingford. Cost £560 for 4 beds one year ago. Have spend approx £190 thus far. Had to put the driveway in, gut everything, do ensuite, new family bathroom, utility, new kitchen etc etc. I'm fortunate that the work I do can pay for it and I know its not possible for everyone. If heart set on N.Chingford then think about what you can sacrifice or do in slow time.

Our neighbour has just sold 3 bed for £550 but that needs £80k or so spending on it......

@TheYearOfSmallThings

Why are they raging, Alexahelp? I haven't read the whole thing and I see they are going to cram hundreds of flats onto the site of the libraries they closed down, which isn't great but par for the course in WF.

Are they closing/narrowing roads too?

No parking for the flats (which I agree is stupid in a suburban area) and too high. They also want to close access to the crescent and road behind bus stand. WF do loveeee closing roads.

Oh god yes. I live in Walthamstow and we also have the blocked up roads, and the obscenely tall flats with no parking.

I think regardless of what the council do, we're not going to be driving around in private cars in 30 years time, it's just not the way things are going with the fossil fuels etc. Maybe there will be a few shared (electric?) cars on a pay per mile, and other than that everything will be either walkable or public transport, or maybe personal electric/mobility scooters and bikes/trikes. On the plus side the public transport will be better!

30 years ago I believed we'd be travelling by jetpack. It's lucky we didn't get rid of roads in a spirit of optimism and without actually any alternatives actually being in place.

@TheYearOfSmallThings

Why are they raging, Alexahelp? I haven't read the whole thing and I see they are going to cram hundreds of flats onto the site of the libraries they closed down, which isn't great but par for the course in WF.

Are they closing/narrowing roads too?

I was intrigued so i checked and it's actually 25, not hundreds!

Screenshot attached

Ah I was looking at the headline - I guess the other few hundred will be across the road at the Sainsbury's?

How about Chigwell OP? It's not far from Chingford but it's a nice area with an underground station?

When I visited friends many moons ago, I thought the houses on Mansfield Hill that back on to the park and the ones on Silverthorne Avenue (or Road, I can’t remember) we’re nice.

How about this? End terrace with parking.

www.rightmove.co.uk/properties/117944090#/?channel=RES_BUY