London areas for 2 bed, 200k budget

sarah3585

Hello,

Myself and my partner are looking to make the move to London soon. Over the next few weeks we want to explore some areas.

We have a 200k budget for a 2 bed flat or maisonettes so we are looking in outer London areas. My partner works in the Angel area so we require an ok commute time by train / tube (40 mins max and be within walking distance from the station.)

Currently we have Chingford on our radar as a possibility, but we would love to hear some other suggestions that we could look into. Not knowing London at all we could really do with some help. Thank you.

Hillbilly1

Have a look through the other threads - in the first 3-4 pages.

There will be lots of advice.
- Wood Green
- E17/Chingford
- Hither Green

and others.

You need to put some leg work in and try and find out about them. You may wish to try on Northern Line of need Angel - but it is the priciest tube line. Further out on overground into KX could negate the savings in house price.

junglejim2

Sutton , Southwest London.
200 k will get you a decent 2 bed place, but commute will be more like 50 mins.

hazyjo

Highams Park is one stop in from Chingford (one train zone in), but same postcode. Probably moving back there myself soon.

Chingford can be mixed - North Chingford, perfect. Some of Chingford Mount/Chingford Hatch/Friday Hill, not so good.

As above, E17 definitely worth considering too (Walthamstow).

Jx

sarah3585

hazyjo wrote: »

Highams Park is one stop in from Chingford (one train zone in), but same postcode. Probably moving back there myself soon.

Chingford can be mixed - North Chingford, perfect. Some of Chingford Mount/Chingford Hatch/Friday Hill, not so good.

As above, E17 definitely worth considering too (Walthamstow).

Jx

Would you recommend Highams park over Chingford?

I had heard to avoid Walthamstow, as a bit of a rough area?

Thank you for the reply.

rob404uk

I really like Walthamstow. great parks, open spaces and quiet where I live. Walthamstow is a good size so there are rough bits and nicer bits. same as chingford. Walthamstow has better transport links though.

sarah3585

Thanks will try and look at Walhamstow when we visit Chingford.

Another area we are considering is Morden.

botchjob

e17 is great if you look in the right bits (true of London as a whole). You should have a look at the Warner flats/houses around the newly revamped Lloyd Park, and also generally around the northern part of Hoe Street, which are tangibly on the up. The bit radiating around Howard Road is nice.

Also have a look around Orford and Beulah Roads where your budget might stretch to a 2 bedder, although properties are on the smaller side.

hazyjo

I do generally recommend Walthamstow on here, and do think it has a lot of potential - BUT... I do know where you're coming from. Wouldn't say it was 'rough', but there are places I wouldn't choose to be late at night. I do prefer Highams Park ('HP') to Walthamstow, and prefer North Chingford to HP.

My budget is prob up to £300k, and that gets me a nice 3 bed house in HP. There is only one option for me in North Chingford, and I'm weighing up the smallness of it compared to something bigger in HP. I think I'll opt for the latter.

I'd avoid on/off Beech Hall Road in HP (bit of a horrible estate at the end, although some lovely houses in and off that road), and parts near Sky Peals Road. Have written off Chingford Mount, Chingford Hatch; and off/around New Road as just a bit too far from the station for me - but some great deals to be had if you don't mind a 1.4m walk to either station. Parking can be tricky in some roads, so bear that in mind when looking. I won't be looking in Walthamstow as it's a bit too 'London' for me personally! I like the more suburban/Essex feel of North Chingford, and like the village feel of HP.

Jx

botchjob

I meant to add that Wanstead is also well worth a look, particularly around the High Street and the little park. It’s slightly more grown-up than the ‘stow and with less of an interesting edge (IMHO), but generally considered a step up the housing ladder (Village aside) but still very much London town.

My issue with Highams Park/North Chingford is that one may as well move out of London completely. From my blessedly brief visits, they seem to be populated by people who spend rather too much time in the hairdressers, wished they lived in Loughton, and regard TOWIE as something to aspire to. Live and let live though!

hazyjo

botchjob wrote: »

I meant to add that Wanstead is also well worth a look...

My issue with Highams Park/North Chingford is that one may as well move out of London completely. From my blessedly brief visits, they seem to be populated by people who spend rather too much time in the hairdressers, wished they lived in Loughton, and regard TOWIE as something to aspire to. Live and let live though!

Wanstead is generally very pricey though.

LOL - get your point. I'm actually moving out of Brentwood back to HP/Chingford! (Not so much cos of the whole 'Essex thang', but have to say drugs are influencing my decision to go - other people, not me!) If they could rid it of cocaine, I'd be tempted to stay.

Definitely wouldn't put HP into the TOWIE bracket, but you do get the odd boutique/bistro in North Chingford! The fact they've been there a while and aren't owned by one of the many TOWIE 'stars' (several popped up in Brentwood and Loughton over the last couple of years), I can cope with that. Better than another takeaway/pound shop/second hand white goods type of shop.

Would actually say Wanstead was far more keen to wear the TOWIE label than HP or Chingford. Chigwell, maybe... but not Chingford.

Jx