250k in North /East London part.Clapton

LondonIRISH_2

Hello,

I would like peoples opinons as i have only lived in London (Stoke Newington) for 6 months. We have saved 30ishk would like a 1/2 bed with separate kitchen and living room, with south facing garden idealy.

It looks like Stoke Newington is too expensive so we have looked at surrounding areas, as my missus works in walthamstow and i work at L'pool street. So needs to be easy to get to both.

Could anyone recommend an area?

I have looked at Clapton? as it is cheaper and hopefully the price could increase? Any particular parts to avoid or go for? upper lower?

Idealy so its safe for a woman to walk to and from.

Anyone advise on what the area is like? and someone mention it is bad at the "roundabout"? anyone enlighten me where this is?

What do people think of the prices in this area? good value or avoid?

Any input is welcome and thanks for reading.

Paul

BitterAndTwisted

The only way to know whether any part of Clapton would suit you is to go there and walk about to get the feel of the place. Most especially in the evening on weekends.


Have you had a look around in the Walthamstow area? Like in one of the two conservation areas, or near Lloyd Park? Or Blackhorse Road? There's a nice development at Bream Close on Ferry Lane which is less than five minutes walk from Tottenham Hale station.. All three are fantastic for quick access to Liverpool Street

LondonIRISH_2

Hi,

thanks for the reply! We cant live in Walthamstow as my missus teaches at the secondary school there and dose not want to bump into kids every time she is out , which is understandable.

would idealy like to but in a converted house rather than a new build!

namecheck

To OP - our daughter lives in (Upper) Clapton and works very close to Liverpool Street station, quick and easy journey.

Stokie is not far - walkable. Easy to get to Islington and the West End too.

She has had no problems living there, although she is very streetwise. Upper Clapton is nicer than Lower. Wide assortment of flats - ex local authority, conversions in older houses, and new developments. Will be less choice if you want a garden too.

hazyjo

People fed up with me saying it but Highams Park (used to live there). Bit of a villagey feel. Close enough to South Woodford and Wanstead to feel 'in with the in crowd', yet more of a 'London' feel to it. Chingford up the road too which I like. A few decent restaurants up there.

(Overhead) trains go to Liverpool Street and Walthamstow.

I sold my 2 bed Victorian conversion there last year for £228,500 (bit of a bargain as we got a good price on what we bought). Can get a 2 bed, possibly a 3, for around the £230-300k mark. Roads to avoid, so choose carefully. Would stay away from Chingford Mount. You won't afford North Chingford (nicest bit). Also avoid Friday Hill (prefer to the left of the train track, but some roads okay just to right hand side), and careful with Beech Hall Road. Looks lovely, and very central, but gets worse the further down you go. Also avoid some of the Sky Peals Road bit.

Jx

LondonIRISH_2

@name check
thanks for the input
@jo
thanks Jo but idealy looking for something not that far out

hazyjo

Only 2 stops from Walthamstow - but is zone 4, so understand what you're saying.

Horses for courses - I'd rather a house in zone 4 than a flat in zone 2/3. Not that much more on fares. If you want a house, you'll have to be further out (or buy in a less desirable area).

Only 20-25 mins on train from Liverpool Street.

Really can't think of anywhere to suggest other than Clapton (as above).

Buying a one bed anything is never really advisable - harder to sell on, plus usually outgrown quite quickly. In this market, buy as long term as you can possibly afford.

Jx

jozbo

homerton's great. with your budget you should be able to afford a 1/2 bed conversion near chatsworth road which has a new market and is very buzzy at the moment.
great for links to liverpool street as you can get the 242 bus or train from homerton to stratford or highbury and islington. getting to walthamstow could be trickier though...
personally i've always found upper clapton rougher than lower clapton but maybe that's because i live in the latter!
areas of stamford hill are ok and if you're near the clapton / stamford hill overground you'll have a train to liverpool street which is fairly reliable. closer to walthamstow too.
hope that helps.

katejo

jozbo wrote: »

homerton's great. with your budget you should be able to afford a 1/2 bed conversion near chatsworth road which has a new market and is very buzzy at the moment.
great for links to liverpool street as you can get the 242 bus or train from homerton to stratford or highbury and islington. getting to walthamstow could be trickier though...
personally i've always found upper clapton rougher than lower clapton but maybe that's because i live in the latter!
areas of stamford hill are ok and if you're near the clapton / stamford hill overground you'll have a train to liverpool street which is fairly reliable. closer to walthamstow too.
hope that helps.

Chatsworth Rd is on the route of the 48 bus which goes to walthamstow