Considering a new build

[Spillo]

What do you think about this house? I've been looking all over London since April and can't find anything that ticks all the boxes. Am quite taken with the look of this. I could just about afford the 1.1k one (there are two going). To those in the know, is this property overpriced for Walthamstow? Any views more generally on this kind of new build property? I have no experience.

https://www.themodernhouse.com/sales-list/the-arbour/

I normally love Modern House properties as they are generally so tasteful, but not so sure about this one tbh. Not keen on the outside space. But it doesn't matter what I think, it's what you think about it that matters?

I don't know Walthamstow so hopefully someone else will be along shortly to advise on whether the house is good value for the area or not.

£1,000,000 properly and no floor plan would be my first cross on the list! I'm not crazy on all that exposed cheap looking MDF fitting, but I suppose that could be changed. I love modern homes though and would always opt for new over old.

There is a floor plan. You need to click through to it, look for where it says map, floor plan etc. there are two plans, one for each of the two houses.

I quite like it as I like MDF and all the straight lines. I suppose it would be well insulated as it's a new build? No idea about the area.

You've said you have looked all over London for something that ticks all the boxes. What are the boxes?

No! don't do this.

This is way too expensive for the area.

I have lived all over East and North East London and I would not want to live in Walthamstow these days.

I have a friend who owns a house there and she can't wait to sell it.

Also new built are rarely good value.

I would suggest that if you have that budget you are better off looking at houses in places like Wanstead, South Woodford, Buckhurst Hill, Woodford Green or even parts of Leytonstone.

Much nicer areas and you should find something in your budget.

@Spillo so there is 🙈 it's too open plan for me, I appreciate space is a premium in London but I do like some closed off spaces away from the main living areas.

The kitchen in the first one looks small. One of the bedrooms seems to be on the ground floor in the second. Both of these factors would put me off at that price. I also don't like the ceilings, but that's just personal taste.

They seem a bit pricey compared to some others on offer in the general area, e.g.

https://www.rightmove.co.uk/properties/86175063#/?channel=RES_BUY

Dreadful.

I really like it! Have you actually been to view it?

3 bed, at least 115m2, garden, close to parks/green space (don’t want to walk more than 10 minutes to walk the dog), safe for cats, close to transport. Either period or modern but not suburban looking. Those are the broad brushstrokes. :)

Oh and @PosiePerkinPootleFlump we both cycle in to central London for work so can’t go toooo far out. It is surprisingly difficult to find anything for our budget of 1,050,000! We’ve lost out on one and passed on another post survey.

Thanks for this - really helpful since I don’t know the area at all.

Thanks everyone! I love hearing what other people think. :)

I’d be concerned by the £1750pa service charge. What are you actually getting for that? And will it rise each year?

It’s a good area, imo. My brother lives a couple of streets away.

I live in East Greenwich and cycle or run to the City. V near East Greenwich Pleasaunce which is good for a short dog exercise session and only a few mins longer to Greenwich Park for a lot more space (I can walk to Greenwich Park in 10 mins). 3-4 bed victorian terraces within your budget.

At upper end of your budget https://www.rightmove.co.uk/properties/134817920

Cheaper and might wany to do more work https://www.rightmove.co.uk/properties/139249352

Anything v close to Halstow commands a premium but it's catchment is tiny

I agree

sorry OP

the other links people have posted look so much better!

It’s got that shipping container feel

Hahahaha!!! Yes I guess I can see why you would say that. I was totally sucked in by the prospect of an eco house with ultra low energy bills. Cosy and cheap to heat.

I kind of like the simplicity and sparseness of it, but I also think it looks like they just couldn't be arsed to finish it off, and I think that's probably what your visitors are likely to say too!

What's moisture in the air and spills on cabinets going to do to all that wood? Is it treated to the extent that they just wipe off? What ongoing maintenance would those surfaces require to make sure they're always washable?

Idk what house prices are doing in that part of London, but new builds are generally overpriced by up to 10%, so if your local house prices are stagnating or falling and you know you might need to move within 5-10 years, proceed with caution. It could be quite some time before you even break even, if those are the circumstances in your area.

I'd be less likely to say this if it looked like an easily sellable new built family home, but it doesn't. It looks like an eco-warrior's City bolthole :)

Pls don't take offence. I do quite like it.

Thanks for these pointers! Have not really looked into East Greenwich so will check it out. I love the idea of being close to Charlton lido.

It’s the “best” part of Walthamstow - a subjective term but it is the main road in the Village so very easy access to all main bits of Walthamstow and the tube, but also leafy and doesn’t feel “central”. Part of the road is bars, restaurants and shops, and then it bends round towards the church and that part is residential but you might get a bit of noise from people heading home at chucking out time.

Having just seen on the map exactly where it is, I wouldn’t buy it. It looks to be very close to what becomes Leyton High Road - I wouldn’t want to live so close to the main road with a cat. I would consider it if it was on the residential bit of Orford Road in the heart of the village - but not at that end of Orford Road.

I know Walthamstow very well, although slightly dated knowledge now so can’t comment on where the price sits - it looks on the high side for where it is, especially given which end of Orford Road it is.

@PosiePerkinPootleFlump the Annandale one looks promising and I see what you mean about the green spaces around. I’d be interested to know how you find the price for the road and area - do you think it is priced right given the inside? From Streetview Annandale looks lovely.

Yes I know what you mean. Have just been walking around and I thought the same - it’s at the wrong end of the road. That said, I think I have been put off the interior already. Was wowed briefly by the “something different” factor.

Think it looks nice as all new houses do as they have been dressed to entice you. Once you start putting everyday paraphernalia then it won’t look so good.Think it might be more difficult to sell as it’s different. A little bit too open plan too. Think you could probably do better.