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Original poster

help! Need to move out of the city, can't afford Walthamstow/Highams Park but want to stay in London in a fun/vibey/friendly community if poss. Where should we move?

32 replies

freelancemum1 · 27/02/2025 10:59

My partner, our nearly 2 year old daughter and I live in Bethnal Green in an increasingly too small flat. We love our life in East London and all our friends are near here... we also have mates in Walthamstow, where we want to relocate to. But we are two freelancers in TV who can't afford the increasingly insane property prices there, it seems like a similar story in Highams Park/Leytonstone/Wanstead. We're after a modest terrace-with-garden for maybe 500-550k. We don't want to go totally surburban ideally... Surely there are other fun up and coming places we could go? We are open to anything as long as it has a bit of vibe and life... this must be a very common problem. We have wildly talked about moving to Folkestone but would rather stay London if at all possible. Any advice/ideas much appreciated!

OP posts:
MeganM3 · 27/02/2025 11:07

Your budget is very low for a house in north or east London so you'd need to have realistic expectations that it would be a compromise and probably nowhere 'vibey'.

I'd consider somewhere on the train line from Liv St to Enfield Town. Somewhere like Bush Hill Park could get you to Stoke Newington (for example) in about 10 mins on the train, so you could maintain your friendships and social life.

But even then, £550 is restrictive and probably only afford you a small house, but it would be doable.

Calmestofallthechickens · 27/02/2025 11:18

Would you be open to moving south of the river? South east London is very unfashionable and therefore much cheaper.

Beamur · 27/02/2025 11:21

I was going to say look south of the river too.

Cattery · 27/02/2025 11:26

Calmestofallthechickens · 27/02/2025 11:18

Would you be open to moving south of the river? South east London is very unfashionable and therefore much cheaper.

Cheek!

Linens · 27/02/2025 11:27

Chingford? Lots of houses in your budget on RM, it’s got a nice high street with some vibey places, well connected and close to friends. I do feel it’s developing an aspirational vibe when I go. No idea about schools though.
The other place I see developing a bit of that is Bushey/Oxhey. I enjoy going there and there’s always a new place opening up nearby and everywhere is always packed with young families and the parents look like they work in TV. Not sure what you’d get there.

Original poster
freelancemum1 · 27/02/2025 11:28

Thanks everyone!! Yes - we would consider south although if it's an hour plus away from our friends it feels like we might as well then move out further. But open to ideas in the south, just don't know it as well as north east!

Also - we could look at a slightly higher budget (600k) but trying to avoid becoming total mortgage slaves. Also context - partner runs a music studio business in hackney alongside his freelancing so ideally he'd be able to get back here fairly easily

OP posts:
Calmestofallthechickens · 27/02/2025 11:29

Cattery · 27/02/2025 11:26

Cheek!

Show quote history

I live in SE London, I’m not trashing it, but it is less fashionable, let’s be honest Woolwich is not Walthamstow…

Bramblecrumb · 27/02/2025 11:31

Somewhere in Redbridge maybe? Less vibey but more affordable and there are portions of it which you might click with. Or Forest Gate? That's on the Lizzy line now though no tube...

Original poster
freelancemum1 · 27/02/2025 12:05

yes would def consider Forest Gate, we looked around there and it felt a bit dead but it might have been the time of year/the fact we were trying to wrangle a small baby at the time! Also seems quite pricey in the nice bits

Redbridge I don't know at all but worth checking out

OP posts:
Stai · 27/02/2025 12:34

Are you sure you’re priced out of Highams Park? There is a lot around there for £500k, same with Chingford and north Walthamstow. To be honest if you find Forest Gate dull, Highams Park is a lot worse!!

Tottenham might fit the bill? Big arts scene, lots of warehouses with breweries, galleries, creative studios, climbing walls etc. Very quick to Hackney via train or bus. Big young parents scene. Excellent primary schools.

https://www.rightmove.co.uk/properties/155661776#/?channel=RESBUY

Londonmummy66 · 27/02/2025 12:41

Does it have to be a house - you would probably get a better location for your budget if you would consider a garden flat. South of the river on the northern line might work for you. Top of the budget would get a small ex council terrace in Stockwell https://www.rightmove.co.uk/properties/158508644#/?channel=RES_BUY or
https://www.rightmove.co.uk/properties/156070415#/?channel=RES_BUY

If you were prepared to sacrifice the tube then there is a good supply of 1930s semis and terraces in Streatham (which has some good primary schools and lots of green spaces) - four beds https://www.rightmove.co.uk/properties/154271354#/?channel=RES_BUY
https://www.rightmove.co.uk/properties/154939967#/?channel=RES_BUY

VivaLaSpag · 27/02/2025 13:19

SE London may not be as vibey as Walthamstow but prices have rocketed in the last few years so you’re going to be pushed on that budget. Also it’s a pain to get to Hackney unless you’re close to New Cross/New Cross Gate.

How about looking in E15/West Ham area? Plenty of 3 bed victorian housing stock still to be had in that price bracket and it will inevitably start to get the trickle of people being pushed out of surrounding areas (Hackney and Victoria Park etc etc). Plus it’s easy to get up to Hackney and you’ve got the transport and shopping links of Stratford on your doorstep.

Original poster
freelancemum1 · 27/02/2025 14:20

Wow this is all amazing! What an incredible resource the mums net hive mind is. Thanks for all those links @Crikeyalmighty. Lots of them look v promising. Will have to check out Enfield, as well as West Ham. And yeah maybe looking south isn't a bad idea - although I am very attached to north east! Plus parental help is all in the north (Cambs and Sheffield) so north London more accessible for that. Interesting to hear that Highams Park is 'dull' in your opinion @Stai I don't know it well and my fear is paying an enormous amount to be stuck in dreaded dull suburbs forever!

Tottenham is a great shout...I just assumed it would be too spenny

OP posts:
Crikeyalmighty · 27/02/2025 14:40

@freelancemum1 have a look round the Enfield lock area too if you go to Enfield- very cute!! Enfield also has a proper town centre- so practical things on your doorstep - it's also straight down the A10 to Hackney and well connected on train. It also has really good greenery on the doorstep

Crikeyalmighty · 27/02/2025 14:44

And of course straight up the A10 to Cambridge !!

Crikeyalmighty · 27/02/2025 14:46

And a short stretch on m25 to M1 for Sheffield

Original poster
freelancemum1 · 27/02/2025 14:55

What's Chingford actually like? Anyone live there?

Also @beguilingeyes thanks for this! Although we need min 3 beds and it's amazing when you combine that with a garden how little there actually is. Also have been warned about North Circular pollution levels which also limits things

OP posts:
Original poster
freelancemum1 · 27/02/2025 14:59

@Crikeyalmighty thanks for this! V interesting. My cousin lives in Enfield... maybe we need to dig into Enfield in more detail. I would be worried again about sleepy suburban-ness but that's probably just some unfair hipster bias that I need to get over

OP posts:
urbanbuddha · 27/02/2025 15:03

There’s this in Walthamstow. Petite and needs “cosmetic updating” but it seems to tick your boxes.

Movinginthesunlight · 27/02/2025 15:10

I recently moved out of Redbridge, there's nothing going on. It's has zero nice vibe at all! Apart from the sexism and racism i experienced there....

Theres a reason it is a lot cheaper.

Crikeyalmighty · 27/02/2025 15:14

@freelancemum1 well I think sometimes it's compromise if you want the space- it's got trendyish bars and restaurants andshops and stuff - and let's face it when you are in your house you are in your house and only a short Hop if you want something a bit more sexy - then again I'm not the biggest fan of Hackney or Shoreditch etc and I think you will struggle to get a 3 bed house in anywhere with temotely that trendy 'feel' - I think you would have to visit these areas and see what you think - it does really fit though for connections for you -I know the area well and for what you've got to spend I would either look at Enfield or that Epping/Chingford area- I think you may prefer Enfield as it's a bit more gritty

urbanbuddha · 27/02/2025 15:28

Walthamstow 3 bed, spacious but a little further from the station.

bumblebee1000 · 27/02/2025 15:41

Highams park is very popular with people from walthamstow and leyton as they move there for the better schools so prices are high and our neighbours are constantly outbid on anything coming up for sale...about 15 years ago it was undiscovered and a bargain...not now.
Forget wanstead with your budget and snaresbrook, very pricey and hold their money. a lot less street crime and drugs issues than othe parts of east london. Leytonstone is now seeing the crack plague which was in leyton a few years ago...parts of forest gate are grim, have seen passed out addicts on the streets and on the high road.
South chingford is cheaper, a bit boring and lots of white man van types, the north is much nicer but more expensive.

Redbridge has some nice houses, but stick to ilford north...the posh part around the Drive etc...the south is grim...lots of hmo...prostitution etc....
Enfield is dull, Tottenham still has areas which are crime ridden and drugs all over, i wouldnt move there. good luck.