Relocating to Stenhousemuir from Cambridge, EN - advice on areas needed

[AlexandraMil]

Hi all! I Happy New Year!

I and my husband are relocating to Stenhousemuir - currently buying a property there and will make the move around March 2024.

Our first choice was Stirling followed by Linlithgow but not many properties coming up in these areas (and when they do, they can be expensive) so we decided Larbert / Stenhousemuir would be a good option.

We don’t have children yet but this is planned for later in the year. Our jobs are flexible so we could choose almost anywhere in Scotland but we love Stirling, plus wanted an easy access to airports for flying to England so Larbert / Stenhousemuir sounds good!

We’re not into pubs, etc. so I’m not too bothered by the lack of amenities in this area - we just want a quiet and safe area with green spaces to raise a family.

My question - I read in some other threads that we should avoid the area behind Asda called The Valley because of the social housing… The house we’re buying is 56 McLachlan Street which doesn’t seem close to the Valley but I’m a bit uneasy and wanted to double check with someone more local! We did only an online viewing before making the offer so have never visited Stenhousemuir (but the reviews are good enough to know we’re not making a mistake.)

Can someone local please help with advice about this particular street?

Also, we’re in the catchment of a few primary schools - is anyone better than the other?

Many thanks ☺️

McLachlan Street used to be fine. It's predominantly ex council or council properties I think. Stenhousemuir primary is a good school as is Larbert Village. However you will only be in the catchment area for one school and that's probably Stenhousemuir primary. You would be within walking distance to the shops which are dominated by Asda. Very close to the Dobbie Hall for entertainment, admittedly of a variable sort. The railway station is easily walkable. I come from there and only moved out five years ago to be closer to family. There are some lovely green areas and the Gulnar restaurant in Larbert is a great Indian restaurant as is the Tea House (Chinese)

Many thanks - really appreciate the prompt input. We’ve looked at quite a few properties now and I have to say the majority are ex-council, even in Stirling… So I’m not sure what to make out when people say ex-council… If currently it’s social / council housing, then I’d be on the watch out by otherwise it’s either ex-council or new estates… I don’t like the new estates - they look depressing to me (although they are new) and I keep hearing from all directions that new builds are no good. The recommendation I’ve received is to actually run away from new builds… It sounds rather strong but it’s exactly what I was told a few times, also by builders…

I checked the school checker on the Rightmove add - the closest to this address is Ladeside Primary (0.2 miles) followed by Larbert Primary (0.3 miles.)

Is Ladeside decent as well?

Many many thanks! 🙏

That end is perfectly fine, Ladeside is a nice wee school, Larbert High is one of the biggest in the LA area, has a good mix of kids.
You're not far from Stirling for shopping/ days out, 2 mins from motorway to head to Glasgow or Edinburgh.

Ex council tend to be better built and have bigger gardens, although obviously I don't know if that applies to your house. Ladeside Primary is a nice wee school. Larbert High School has an excellent reputation and is large. Stenhousemuir has golf courses, a cricket club and a football ground as well as other accessible sports. Forth Valley hospital is fairly close. There are a number of Church of Scotland churches if you are religious, although they are amalgamating. There's a RC chapel close to McLachlan Street too. The Kelpies and Falkirk Wheel are close by relatively speaking and Callander House and Park are near.

The primaries are all decent but in Scotland you are allocated the catchment one which isn't necessarily the closest but can put in a request for another one ( likely to be granted as none of them are full except Kinnaird I think. Some of the new build areas have more antisocial problems even though they seem ' better off'.

The rightmove schools are often incorrect, the closely is not necessary your catchment school. The council website would be more reliable.

Stenhousemuir is mostly nice area with a few pockets of deprivation, just like anywhere really. Larbert high is now very well regarded.

Many thanks! Yes, I am aware Stenhousemuir/ Lambert are good areas... I've read many threads where people say there's a lack of amenities and not many social activities but others say there's plenty of activities to do for kinds, etc... It really doesn't bother me that there aren't fancy restaurants or cafes - Stirling is just a stone's throw away... I was just concerned about any dodgy / deprivation areas that I need to avoid... It's really difficult when one is not local and hasn't visited in person. I've overused Google Maps by now 😂

I was using Street View and going house by house to see if the owners are taking care of the houses by changing the roofs and the curb appeal as a way to ascertain if it's a good area.... I can definitely see some of the houses are being renovated while some are not...

The house we are buying is large (end of terrace), with a big garden and much potential for extension, large driveway, etc. Seems a really good deal provided the neighbourhood is decent.

Here's the Rightmove add:

https://www.rightmove.co.uk/properties/142359233?fbclid=IwAR1pncgfMDVYXCMMtZeBoD99n6eLmiY0Oxz67lTnJ_fonfGUJglvpR9C4oo#/&channel=RES_BUY

Many many thanks!! The responses warm my heart - will be able to sleep better tonight 😊

If you don't mind me asking - which are the deprivation areas to avoid? (double confirming...)

That's a lovely big house, I'm sure your family will be happy there.

What I would say is that you will be right on the edge of 'the broomage' and Valley Park which are the areas that have a reputation for being rougher, or more deprived, with more social problems. However, my knowledge of the area is a bit out of date and it may changed more recently. Perhaps join some local Facebook groups and ask on there?

Often the houses that have been maintained with new roofs, doors, rough casting etc are still local authority owned so it's not always the best gauge of the area. I would recommend visiting before buying everytime, it's the only way you will get a feel for the area.

In terms of amenities if you drive it won't be an issue, there is plenty in Falkirk and Stirling. Lots of kids sports and activities in the Stenhousemuir area.

Look at the Scottish Index of Multiple Deprivation for an indication of the area. The postcode you are looking at is middling but is right on the edge of one of the 20% most deprived areas in Scotland (shown in red).

But with your budget you are going to come across this anywhere and most areas of Scotland are somewhat mixed unless you have a huge budget.

simd.scot/#/simd2020/BTTTFTT/13.938397837012761/-3.8242/56.0257/

@Invisimamma
Broomage is a very affluent area, it's the valley that's rougher; round about Hillary Rd but again a mix of LA and ex LA

Many many thanks for all the insight. The index was an eye opener - didn’t know about it before… I see the location is on the cusp between a more deprived and an affluent area… Really a difficult one… I can see other properties sold in the area and they were not cheap at all (we’re also putting down about £10k above market value which is not cheap…)

I also looked at Stirling and was stunned by the divide there… Causewayhead which is an affluent area borders Raploch which is a highly deprived area…. It seems very divided… This makes me think it’s probably not such a deal breaker that the property we’re purchasing is on the ‘cusp’… I suppose I need to think about the ‘future potential’ of an area too rather than what it is today… I’m so confused now 🥹

How long have the current owners lived there? If they've been there 15+ years then the area must be ok? If they're selling after 6 months that's different

The Scottish system is 'offers over' so £10,000 over the asking price is about average. I would wait til you move in and get to know the house and the area.

Hi All,

Many thanks again for all your insight and helpful comments!!

My decision was made easy as my chosen lender refused to provide funding due the property being next to a retail / commercial unit... So this, coupled with my concerns around the area which you have noted above, were sufficient for us not to proceed with the process. So we continue with our search and I will be consulting the deprivation index closely for our next chosen property. There are not many areas without a stark divide - I wonder why... We have the budget so we're also looking at Dunblane / BoA but they are further up which is not the best.

Thanks very much:)

Best,
Alexandra

Bit of a difference between stenhousemuir budget and Dunblane/ BoA! I think if you are looking at the same price there you will get even less or be in a more 'deprived' area. I think you really need to get a feel for a place rather than look on street view or the SIMD website.

That's a shame OP, seemed a great house for the money. What is your budget?

Just one thing to note about the social deprivation index is that especially in and around Glasgow some of the most wealthiest areas are right next to the poorest. It is useful but worth taking in the context. For example have a look at Bearsden which is right next to Drumchapel.

It is good to ask on here as you will get much more insight than just using the index.

Thanks - yes, fully agree! Getting a feel for the area is the best and no amount of Google viewing can beat that… 😂We’ve made a few trips to Dunblane/ BoA in the past so know the area pretty well. Also, looking at the deprivation index, there’s literally no deprived area in these locations (just a tiny bit around the station in Dunblane but it’s not a problem.)

Yes, we’ll get less space for our buck but I’ve come to realize that something’s gotta give - a large house in a perfect area is not within our aspirations or budget at the moment 😅

Many thanks!

Thank you - yes, noted… I’m amazed at the stark divide… How come an affluent area can border a deeply deprived one? One would normally expect a gradation of some sorts? Does it have to do with some historical policies by the Scottish government to try and mix and mingle the various area to avoid this ‘pocketing’?

This divide makes me so sad and I’m aware in a way I’m perpetuating it by selectively targeting the ‘good’ areas… For us, as we’re moving ‘country’, we’re just extra vigilant as we’re taking a good dose of risk by virtue of the relocation itself…

OP are you American by any chance?

Regardless of area, it is absolutely crazy to buy a house without viewing it in person. If this one has fallen through then it's probably a blessing in disguise.

You can't pull out of a sale in Scotland once it's been agreed.

The sellers could sue you!

I wouldn't worry about being " further up" in BofA and Dunblane as they have such good motorway access, you're not adding an awful lot in travel time to the airport.

My friend lives near Dunblane and works at Ladeside primary. It is hardly any commute at all.