Advice on areas to buy in London, currently looking at Highams Park and Chingford

hazyjo

The 2 best bets on market in my opinion.


http://www.rightmove.co.uk/property-for-sale/property-38022618.html (bit hilly, but would def consider - best option I think)


http://www.rightmove.co.uk/property-for-sale/property-51496858.html (tbh, I'd call North Chingford as far down as Endlebury so this really would be more just Chingford, plus it's a bit of a walk to either station - equal distance to Chingford & HP stations: about 1.2 miles).


Jx

Filo25

Thanks for all of that hazyjo, really helpful!

We did actually have an offer accepted on something in Highams Park on Church Avenue a few months back for a bit below asking price, but it fell through as the chain fell apart on the other side.

Finding it tricky at the moment, due to the lack of property on the market currently.

The issue we found so far with North Chingford, is trying to find something nice within budget within easy walking distance of the station, as the commute is a bit longer than we are used to already we didn't want to be too far from the stations.

Also, and this surprises everyone I know from the area, my wife actually has a slight preference for Highams Park over North Chingford, that probably wasn't helped by it pouring with rain every time we went to Chingford though!

The first property you highlighted did look like a good fit though if the travel to the station via walking or bus isn't too bad, is that a busy road or relatively quiet?

For Highams Park would you say East of the railway line is generally better than West, a few EAs claimed that but would prefer to verify with a rather more unbiased source!

Agree on pricing in the area it has noticeably gone up even in the few months we have been looking, I think a lot of the Highams Park growth has been driven by the explosion in Walthamstow prices, saw some very expensive looking properties up by Waterhall Avenue, which seemed an odd road to be expensive given the distance from the station but I don't know the area that well.

The really bizarre one for me is the state of prices in Chingford Mount, getting properties hitting 500k there these days which seems crazy given the transport.

Mrs_pbradley936

Another place to consider is any where off of Cranbrook Road in Ilford.
At one end is Fairlop on the Central line, at the other is Ilford and in the middle is Gants Hill also on the Central line.

hazyjo

Ilford used to be a nice place. Not so sure I'd agree these days. Gants Hill is also a bit of a dive. Used to be desirable once up on a time. 'Land of a thousand taxi drivers'. Lots of black cabbies living there lol. Not any more.


Church Avenue okay - and all roads around there. My friend lives on Clivedon Road which is nice too (pricey).


Yep, I was extremely lucky with my house. We're near Prezzo so under a mile to station. I too have noticed that nothing seems to be coming onto the market that's walkable to the station! There have been few in the roads near the reservoir, off the top of the Mount, but it's such a trek to the station and OMG that hill lol. Wouldn't want to do that every day or rely on buses.


I also loved HP when I was there. I felt like I was on holiday every day. Can't put my finger on why, maybe cos it was smaller and felt very much like a little community, but it did feel nice. I was in Haldan Road so the 'other side of the track'. The little bunch of roads I was in were fine (Cavendish, Selwyn, Haldan) and Wickham Road was slightly less desirable although now that has evened out or overtaken. Lyndhurst over that way is nice too, and I've looked at houses in Alma Ave too. That's as far as I'd go. Personally I wrote off anything in and around Beech Hall Rd as there's not a great estate at the end and I had a friend get burgled when she slept (mind you, so did my sister in Woodford Green). Just be wary of roads off it if you do go that side of the Hale End Rd. The bigger, nicer houses are east - but don't go too far up as Chingford Hatch isn't so nice.


I left for Brentwood (with my now ex husband) and around that time the area seemed to dip downhill a bit. They brought a load of people in from somewhere and I think plonked them onto the estate off Selwyn Ave and suddenly you felt like you were looking over your shoulder. Was definitely more crime and it lost what I loved about it. I think it's changed again though - lots of money moved into the area. I've seen a change in the shops. A new deli is just opening (if not already), and there have been a few decent additions, and rumours of an independent cinema. I thought I'd see it turn into a lovely little pocket of London when I bought (around 2006), but then the recession hit. It is now very much on the up and seems to be a much loved community again.


The shared drive would rule the first one out for me that I linked to. I suppose you could get the bus to the station (two stops at that end of road, one near fire station), but yep it is a bit hilly over that side. Don't particularly know the road so not sure how busy it is. Looks like it may be a bit of a cut-through on the map, so I'd be knocking on doors or sitting in my car to check it out.


Don't know Waterhall Ave but have looked at map. Very much Chingford Hatch side, so I'd be careful. It may not affect values, but I would guess it would be cheaper than say the roads south of The Avenue.


I have followed Chingford Mount prices too - the top half of the Mount has changed dramatically from the bottom half. Much nicer up there. I did look at Nelson Road and nearby roads a lot as you can walk through the bollard-bit to Selwyn Ave, but they are just grim off that end of the Mount I ended up ruling it out. Prices have jumped up to ridiculous figures as you say - the houses are big but people don't seem to be taking the location into account!


Keep us informed! Interesting for me


Jx

hazyjo

An example of craziness. This has just come onto the market in Winchester Road. Two years ago, it'd be up for £250-300k. If that's worth £475k, mine is £550k at least! Main road. No parking.

http://www.rightmove.co.uk/property-for-sale/property-57450149.html

Have saved it to keep an eye on it - see how long it takes to sell.


Jx

Filo25

Its funny you mention Winchester Road, we actually viewed somewhere there last year (didn't know the area too well at the time), as you say the parking is tough, its a busy Road and the houses aren't set far back from the road at all.

The place we viewed was down towards the North Circular Road end, the problem was you could hear the distant noise from the North Circular any time you were outside, which didn't make the garden the most relaxing place. To be fair the house was done to a high standard inside, but it was on at £520k, which I had huge difficulty wrapping my head around!

In the end it didn't sell at that price but I believe they had an offer of £485k which is still aggressive for where they were.

All of the agents in NC and HP have had pretty much the same story for us, there isn't much coming on the market, there is a lot of demand and when things come on they will sell quickly if priced even reasonably fairly.

Hazyjo, get ready for good news the next time your property is valued !

Thanks for all the help and advice, it is so helpful actually speaking to someone who knows the area properly, rather than just trying to judge it from some flying visits.

One further question if you have time, am I right in assuming that the Richmond Avenue/Crescent area should be fine, seemed quiet when I was around there and much closer to Highams Park than Waterhall Avenue.

Thanks again!

hazyjo

Helps if I include the link lol.


You'll notice a lot of broken wing mirrors in Winchester Road! It's on a double decker bus route too. I have a friend who lives on it - backs onto the railway track her side (weirdly, it's three friends who I work with who live/d in HP! Such a small place yet the only place I've lived where someone from work does too!). Def wouldn't live on it, and def not anywhere towards the Nth Circ.


People ask way too much for nice d!cor. We've done ours up top to bottom and I can't get my head around the prices. BF can't believe it's worth £450k, but, tbh, looking at some of the houses that are up (in roads I looked at when looking for mine), I'm thinking it's gonna be worth even more. Just crazy. I really can't believe it. £520k (even £485k sold price) for Winchester Road? I'm glad you didn't buy it...


HP seems to be overtaking North Chingford in price. I definitely can't get my head round that either!


Yep, I think those roads are fine, but that side of the Avenue is cheaper than the other side. I remember looking at a house down there! It was in my budget when I was previously looking in around 2010-ish. Some back on to the railway line which isn't for everyone. I definitely wouldn't rule something out there. Very central. Nice enough streets.


Consider knocking on some doors in streets you see houses you like (not too near house you're looking at). They'll probably give you a more reliable opinion.


I think I drove her a bit mad, but Lisa at McRae's was one of the better EAs I have had to deal with in the area.


Jo x

Salemicus

FWIW I entirely agree with the above contention that in Enfield*, you want to be in EN2 (i.e. Enfield Chase). There are bits where EN1 is nice and bits where EN2 is not, because postcodes don't precisely match desirability, but as a general rule it's a very good one.

You absolutely do not want to be in EN3.

*by which I mean the area, not the borough. Obviously there are very nice parts of the borough that don't even have EN postcodes.

Filo25

Jo, yes I have spoken to Lisa a few times as well, she is remarkably pleasant and helpful, even moreso when you consider she is an EA!

One of the 3 bed (well 2 and a study) mid-terraces on Richmond Crescent recently sold before it even formally went on the market for £500k, it had potential but needed a new kitchen and a loft conversion if I am being honest, neither cheap jobs.

I know its not the prettiest from the outside, and lacks outside space but we did actually like this property when we saw it, you could just about hear the trains from time to time but it was generally extremely quiet, just concerned about how easy it would have been to sell.

http://www.mcraes.co.uk/residential_sales/100038383/100038383.html

When it comes to values between areas, the only thing I can think of driving HP up relative to NC is that some view it almost as overspill from Walthamstow now, historically that would have been a bad thing but not so much now, I can't see that balance staying that way for too long though, would happily buy in NC if I could find anything easily walkable.

Salemicus thanks for confirming that, perfect for me in one way as Enfield Chase would be the best commute for me by a long way, not so good from the point of view of pricing though unsurprisingly, still I will try to get out there this weekend and have a look around

jimmy_cricket

What about this one in hp?
http://www.rightmove.co.uk/property-for-sale/property-34881873.html

I live reasonably near this and it has been on/off for quite a while. Don't know what the issue is and probably needs a lot of work.

Be careful of where you buy if you need to be on the train. The train service is good with one every 15 mins. But if you need to drive parking near the station is difficult. And the LA keep wanting to introduce residents parking which would make the situation much worse.

In terms of the area, I've lived in hp for 20 odd years. People incredibly friendly and helpful. Good community. However, not much in terms of facilities and recreational opportunities. The newly refurbished Royal Oak is good and a much needed local pub. I can walk into the forest in about five minutes and to hp lake in 15, which is a wonderful plus. So underused.