Renting in Upminster

nish50

Hi we are relocating from the South west as my hubby has taken up a job in Southend. We have a 3.5 year old and were looking to rent a property in Upminster or surrounding areas as I will need to commute to London for work potentially. I'd be grateful for some opinions on which areas to consider and more importantly which to avoid! Thanks

Kynthia

Upminster is lovely, there aren't really any areas to avoid. Obviously there are better areas, areas walking distance to the station and near the park, areas where you have to walk through an alley that you may wish to avoid in the dark, areas where the bus isn't as frequent as others, etc. Cranham is a part of Upminster but isn't considered as good Upminster but it's not an area to avoid.

It's not technically Upminster but it is nearby, I'd avoid the group of roads known as the 'racecourse estate' where the roads are named after racecourses (I don't actually know why but it's what my mother says). Also there is a nasty looking block of flats on Front Lane that I've never liked the look of but it might just be me.

If you're looking at the areas surrounding Upminster like Ockendon, Romford, Rainham, etc then it might be a different story. I personally wouldn't live right in Romford town centre but Gidea Park is nice. Brentwood and Harold Wood are good too. I'd avoid Rainham and South Ockendon.

nish50

Thank you Kynthia that's really helpful.

pimento

Hornchurch is OK too. Might be a bit more expensive than Upminster.

hazyjo

Could also consider Leigh-on-Sea, near Southend. Would make your commute longer/pricier (around 48 mins/£3k pa), but it's a very desirable area and possibly a good option for the future as its reputation seems to be getting more and more positive.

Jx

Kynthia

pimento wrote: »

Hornchurch is OK too. Might be a bit more expensive than Upminster.

Sorry but there's no way Hornchurch is more expensive than Upminster! Unless you are talking about Emerson Park of course. I do agree that much of Hornchurch is okay but there isn't a mainline train to Southend. There is the district line into London and buses to various mainline stations that go to London and Southend.

Apart from commuting to London and Southend, what are your other requirements? Is your partner commuting to Southend by train and whereabouts in London do you need to get to? Are you looking for a house or flat? Do you drive or do you need to live somewhere with good public transport for non-commuting travel? What is your budget? Are you looking for a quiet road or to be in the centre of things? Do you need to be near good schools? All these will affect where you chose, whether inside the london transport zones, near a mainline station, near a park, in a town centre, etc.

nish50

Thank you all for your replies. We will need to be able to commute to London & Southend although hubby could potentially drive to Southend. We do need to be near good schools as my little one is due to start school next September. I will need to get into the City of London ideally close to Tower Hill.

We will be looking to rent at this stage - I am more fussed about the area being safe and in the catchment area for a good school.

I hope this is enough information!

pimento

Kynthia wrote: »

Sorry but there's no way Hornchurch is more expensive than Upminster! Unless you are talking about Emerson Park of course.

Yes, alright. That's why I said "might". I don't live there but a few of my relatives do. I live much closer to Southend.

Panda78

Upminster and Hornchurch are both very nice, you can't go wrong really. I prefer Hornchurch for the shops and restaurants, but Upminster has the mainline connection to Southend and Tower Hill. They are both very close to each other by car or bus anyway.

I don't know about the schools, but i'd guess that Upminster is better and probably the safer area, purely because there is less nightlife. Generally, both are safe areas. For transport convenience, i would choose Upminster.

ItMightBeUsefulOneDay

Upminster and Cranham have all but merged into one town now. Both are lovely places to live. A gross generalisation but Upminster tends to command higher prices because the houses are older (1920s), larger and have bigger gardens whereas Cranham was built in the 50s. I'd personally avoid living just east of Front Lane (Cranham) and past the end of Corbets Tey Road (south Upminster).

Schools are excellent (Ofsted rates them outstanding) particularly Engayne (primary), Hall Mead (secondary) and Coopers (secondary selective). Consequently you must live very locally to have any chance of getting in. Typically for 200 places there will be between 1000 and 1400 applicants for the secondary schools.

Travel from Upminster is <25 minutes to Fenchurch Street/Tower Hill. Very regular service, underground is there as a backup. Cost £205 per month.

Upminster Bridge:
This isn't Upminster but is again quite nice in places. The downside is you need to get to Upminster to pick up the mainline train to London. The bus or underground will get you there in a few minutes but it's worth bearing in mind.

Hornchuch: Parts are very nice, others much less so particularly as you drift towards Romford.

Romford: Avoid, wouldn't go there after dark, you will get stabbed. Seriously stay well out, it's often on these documentaries featuring police / drunken revellers and the like.

Ockendon: Parts of it are ok, the schools less so. Brandon groves isn't Upminster (despite the estate agents telling you it is) but it's one of the nicer parts. It goes downhill rapidly as you head towards Averley. Train links are ok but you'll spend a lot more money and have a less frequent service getting into London than if you live in Upminster.

Averley: Avoid. Just hideous.

Kynthia

As you're only travelling to Tower Hill then you won't have a horrendous commuting time if you live nearer to Southend or have to get a bus to a mainline station. Therefore you might prefer to get more for your money somewhere nearby.

When you find some options feel free to ask for opinions and about schools, etc.