Leytonstone opinions - anyone living there or close by what do you think?

[creamteaandfishcakes]

Looking at buying a property in the area. First time buyers, early - mid thirties, about to have our first child. Previously living in the Kilburn area which we loved as super close to Hampstead and Queens Park however is not close to any family members hence why looking East.

Those that live there or around, what is the area like? Is it good for young (ish) people, families, going out, cafes? Or are there areas close enough that you can get all of this?

Is it worth getting the slightly larger property in Leytonston - 3 bed, garden, house etc or find an area that does clearly have all of the above but buy a garden flat, 2 bed - have less space.

Thanks!

Hiya I’m up the road in Wanstead. Plenty of coffee shops and restaurants these days in Leytonstone - it’s become more “gentrified” over the ten or so years I’ve lived in Wanstead.

Depending what area of Leytonstone you are in you probably could walk to Wanstead flats / Aldersbrook for lovely open spaces.

Central line (although people complain) I generally find very good as it whizzes right through central london so wherever you work it is easy to get to! Also if the central line is having a bad day you can switch onto the Elizabeth line at Stratford!

Otherwise I don’t know too much about Leytonstone!

Wanstead where I live is one stop along and is very family orientated so possibly worth looking there too? It is more expensive though, but more green spaces and, I expect, options for families. There was a lovely festival on the green last week for the coronation for example. Primary schools good in Wanstead (I’m not familiar with secondaries yet). Wanstead has coffee shops and cafes and restaurants coming out your ears.

Let me know if any specific Qs on Wanstead and sorry not to be of more help with leytonstone!

Hi.

I am from Leytonstone. Plenty of young families here, lots of green space and cafes opening up. It's not as refined as Wanstead though, so I think you'd need to visit the area and see if you like it.

Bushwood is the most popular area, close to the high road, Wanstead, playground, local outstanding primary school. The houses here are a bit smaller than the other traditionally posh part of leytonstone "Upper Leytonstone " where its a bit further to facilities (though corner shops, 10 min walk to Tesco and 1 pub/hotel). Nearer Francis Road in Leyton is very popular with families. Good playgrounds but further from bigger green spaces. More trendy cafes and pubs. There is plenty of Leytonstone between these places, and going south towards Stratford and property there is better value but may be further from the facilities you want.

We are looking at the area near Whips Cross hospital (ish). So 15 -20 mins walk to Walthamstow Village, Francis Road and Hollows Pond. Maybe that's not quite the area to be. Where is Upper Leytonstone?

We are currently based in the north of England so can't do as much exploring as I would want to, so this is really, really helpful - thank you! Leyton/ Leytonstone is so vast I was struggling to pinpoint areas to see what the community / vibe is like.

In terms of Wanstead I have heard how nice (and expensive) it is - haven't had a chance to explore but I am fine with less refined. ha! Plus I have to be realistic about what we can afford too.

Thank you

Thanks for this! I don't think we can afford Wanstead but I like the fact it's close enough to perhaps have a little day trip there! ha!

Oh yes it’s super close to be honest! I go up to Leytonstone from here very easily for the McDonald’s, matalan etc. It’s a half hour walk between the two high streets probably

Nearer Francis Road in Leyton is very popular with families.

I was going to say that around Francis Road is good for families. It's becoming quite the hipster/east London enclave. Marmelo Deli is a good example of the gentrification (with an 'edge'). I'm less familiar with Leytonstone.

@creamteaandfishcakes are you able to share what your budget is and maybe we can suggest places? I find that with much of east London there are pockets of loveliness and pockets of not-so-loveliness so it's better to be more specific rather than look at general areas as it really can vary within an area.

Are there any other areas in Leyton that offer all the cafes coffee shops etc? Or is it mainly Francis Road?
Looking at £600- £625k to be honest due to wanting to move and move quickly I just decided Leyton / Leytonstone but we don't need to go but I do want to stick to East.x

This isn't the prettiest but it is an actual house with your own garden/terrace. The listing says Shoreditch but it's actually Bethnal Green and very close to Victoria Park. Around Victoria Park is a hotbed of families. Lots of cafes etc, amazing play area in the park, very well set up for families. Around Lauriston Road is pricey (it's very desirable) but the whole area is very well set up for kids.

https://www.rightmove.co.uk/properties/131994080#/?channel=RES_BUY

I lived in Leytonstone for 20+ years. We left London about 18 months ago.

We lived just off Cann Hall road, and absolutely adored it. The vast open spaces of Wanstead Flats and Wanstead Park. Marmelo, The Wanstead Tap, Rookwood Tavern, Leytonstone Tavern, The Holly Tree, Umpteen new cafes, a branch of Wild Goose Bakery, a farmers market, masses of new cycling infrastucture making it quick and easy to get around, friendly neighbours, great schools .. it goes on and on.

Can you tell i'm a fan? 😄

Or something like this in Bow - and easy walking distance to Victoria Park:

https://www.rightmove.co.uk/properties/133408421#/?channel=RES_BUY

I'm expecting @creamteaandfishcakes to say no, we need more space for our budget - which will at least clarify further out east is the only viable option. 😉

I lived there. I’ll PM you with some info.

I live in Leytonstone, I enjoy it and it has some lovely period properties. I'd recommend Bushwood area or Upper Leytonstone to live (sounds like upper if you are looking near Whipps Cross) although it is a bit of a walk to the shops and facilities from there. Lower Leytonstone can be a bit grim (towards Leyton/Stratford end) although there are pockets of lovely roads.

Hollows Ponds and the flats are HUGE open green spaces so great for dogs if you have one. Wanstead is walkable or a couple stops on the tube (I go up there for farmers market on Sundays at beginning of month I think)

Some really great places to eat on the high street, recently an award winning mexican food place opened on the high street and it's 10/10, would highly recommend! Also Aquila (authentic Cantonese cuisine), North Star pub with Papi's Munchies pizza which is iiinncredible, Singburi (which is so popular I haven't managed to visit yet!) Plus others mentioned in above thread. It seems like new places are popping up all the time.

Downsides - typical London things - there have been a couple occasions with the tube stations shut for police investigations, some gang related stuff, I wouldn't use cash points around here unless they are inside the bank! If the central line is down it can be hard to get into central as the bus routes become packed. I've had to walk down to Maryland on occasion to get Elizabeth line to work!

You could also think about Forest Gate, Elizabeth line links and more for your money, although I'd try and live in the areas closer to the flats.

This is great! I have just been googling all your suggestions. I think I will open our search to whipps cross, bushwood, wanstead park (I actually didn't realise there was a village AND park) and Forest Gate!

And we do have a dog!! xx

BIG FAN! But all of this is great - making me feel much more positive!

This is the problem... I just don't think I can pay that much for such a small place. I'm not sure that the location offers so much more that I would be happy with the house. Maybe I want too much!

Yes, Forest Gate is well worth a look, especially around Winchelsea Road and Capel Road. Some absolutely stunning properties in the streets between Capel and Sebert. Cheaper than Leytonstone, although it's catching up. Newham is also noticeably scruffier and less gentrified than Waltham Forest (if that matters... didn't matter to us.)

I wouldn't touch Forest Gate with a bargepole. But that's because a friend was raped when she was walking home from Forest Gate station. A stranger held a knife to her throat (and cut her cheek to prove he was serious) and raped her. It went to court but he got off. My friend was the only one of his victims who was brave enough to testify. It destroyed her. This was a few years ago but it's not an area I would ever consider because of it.

Is this the kind of thing you are thinking of OP https://www.rightmove.co.uk/properties/129766931#/?channel=RES_BUY ? I think this area is called the Barclay estate. Its not as well located as other areas mentioned, but that's reflected in the price. I've walked through the area, and it seems fine, but I'm not particularly familiar with it.

We live slightly north in highams park I love it here and you’d get a cracking house for your budget.

Hello - Leytonstone is a remarkable place to live. We lived in Leyton when my daughter was born 2014 - 2017 and moved to Upper Leytonstone in 2017 when my son was born. We love it but are selling our home now to move to the seaside and trying to do it on the DL. Feel free to book a viewing! https://www.rightmove.co.uk/properties/135892436#/?channel=RES_BUY

I'd really recommend Leytonstone. We moved here after renting in central east London and love life here. We now have a young family and it's got a great choice of schools, community and such a friendly vibe. For me, it's neither too hipster or suburban, just a lovely pocket of London. We never imagined we'd stay here as long as we have but we are very settled and see ourselves here for the long haul. There's lots of little sub-areas and they all have their pros and cons. I live around the Richmond / Twickenham grid of roads that run between Francis Road and Leytonstone tube. It's a great area, with lots of buzz and feels like it's the place to be (in my bias opinion!). Bushwood and being near to the green open space is lovely, though. If you did move, I'd also whole heartily recommend George Tomlinson primary school

@jlaracross where is your art from on the walls? I love it all! (Not the point of the thread but your house is lovely!).

The high street side of leytonstone can be a mixed bag, bushwood is the nicest end. We used to live in upper leytonstone and it was quite nothing-y, lots of long roads of lovely big houses, but very safe.

We moved to whipps cross which is a perfect location between Walthamstow, Leyton and leytonstone. We’re 10mins to Walthamstow Village, 25mins to leytonstone and 15mins to bakers arms. Loads of buses along Lea Bridge road to go everywhere including Jubilee park, Lloyd park and Feel Good Centre. And have the choice of central/Victoria line or overground if you commute. Plus hollow pond and Epping forest nextdoor. We’re next door to Barclay estate as someone has linked above and it’s perfectly safe. Just residential + a corner shop but great connections and a nice primary school.

we’re also selling because I now work in Harrow and can’t handle the 3+ hour commute every day. Out of OP budget but you never know who’s looking so I’ll be cheeky and put this here! ….

https://www.rightmove.co.uk/properties/136741217

Hello @GraysPapaya - super kind of you to say as much! It's from all over to be honest. I try to pick up things that feel special as we go along. :)

Your house is gorgeous! We used Stow Brothers as well when we sold our flat in E18. I thought they were great.