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

Filo25

Thanks jimmy, I have to say the friendliness in the area really stands out even on a few short visits, certainly compared to anywhere else I have ever lived in London!

jimmy_cricket

Yeah, a weird but nice place for London. Neighbours always willing to be helpful. I remember moving in and folks knocking on the door to welcome us and to see if we needed anything. Sadly I missed the dog walking circle of drinking sloe gin in the park on Xmas eve but gather that great fun was had by all. Don't think the dogs were allowed any though

skippie

AndyBSG wrote: »

Highams Park/Chingford isn't too bad an area as far as London Boroughs go but you need to be careful where in those areas you buy, if you go too far South you move into Walthamstow which isn't as nice so stay North of the North Circular.

Just need to challenge this.

First off, you can still buy 3 bed houses in Walthamstow.

Walthamstow is a perfectly nice area, you have the benefit of great transport links (direct trains to Liverpool street that run regularly, overground and Victoria underground-all within zone 3.

There is a nice community feel, decent shopping (high street shops, market, farmers markets etc), leisure (parks, pubs, cinema, some food outlets and marshes/forests) and good housing stock.

http://www.rightmove.co.uk/property-for-sale/property-38695200.html

http://www.rightmove.co.uk/property-for-sale/property-39135708.html

http://www.rightmove.co.uk/property-for-sale/property-53013380.html

Filo25

Thanks skippie, where I was struggling a bit with Walthamstow (I started looking there before looking at other areas), was in the buying process, a lot of the properties coming on the market are open days, bids from everyone on the Monday and highest offer wins which usually seemed to be substantially over asking price.

Also struggled to find many properties with off-street parking, and parking looked pretty tight on street in some of the roads we looked at (not as bad Highams if you don't have off-street parking though!)

It's still a rapidly changing area, undoubtedly saw some genuinely awful properties, some great ones in great areas and a lot of nice properties in pretty mixed roads (what is it with people dumping mattresses in their front gardens!)

You can't argue with the transport connections though (Victoria Line would undoubtedly be the line I would choose to live on if I could) and it actually has things to do at night unlike most other areas I have been looking at!

I don't think its rise in property values is over yet, I'm just not sure its the right spot for us at present but am happy to be convinced by those who know the area better!

hazyjo

Walthamstow isn't for everyone, it's not for me, but I don't mind the odd visit and it does have a nice feel generally - a lovely lady on the bus was very friendly when I went there over Christmas! Staff in the BHS were very friendly too. It did have a nice feel, but I'd not want to live there. Still a bit 'London'/'urban' for me. Maybe 20 years ago, but not now.


I really need to get mine valued lol. We've put in a new kitchen, lovely decor, lots of other improvements made, in a very quiet crescent, potential to convert loft, 3 beds... maybe I should sell to you and move


Your posts remind me of mine back in 2013 when I desperately wanted the house I now have - there was absolutely zilch on the market I wanted. Dig it out if you fancy a read (just search for Highams Park, that and several other threads will come up).


The house you sent does have its compromises, but buy for what suits you. If you want a certain area, sometimes the style of house is one of the first compromises you have to make. I would rule it out as it doesn't have a bath. As a desperate measure I'd buy and convert back, but it would literally have to be my only choice. Happy to put in new kitchens and do work, but hate ripping something out that's perfect just because it doesn't suit me!


Jx

Filo25

I hear you on the bath, Jo, I am definitely a bath person, would never get a house that wasn't getting a full size bath one way or another!

Let me know when we can do the viewing at yours

Not sure what area you are in within NC, but I got sent another new property through today, £500k with no off-street parking and not THAT close to the station, so I think you could really be in for a pleasant surprise the next time you get a valuation done.

http://www.douglasallen.co.uk/for-sale/3-bedroom-house-in-chingford/51010962/

Saw this one a while ago as well

http://www.douglasallen.co.uk/for-sale/3-bedroom-house-in-chingford/51011086/

Nice road, a bit far from the station for us, but at that stage vendor was after crazy money, was listed at 500k but they wanted 530k for some reason, don't seem to be having much luck even getting the 500 now!

hazyjo

I've said for a while ours would go up for £450-500k so looking good! My BF refuses to believe it's gone up that much but nearly falls off his chair each time I send him details of others! We're near Prezzo. Smaller looking house than what you sent, but it was definitely comparable to the 2nd link as I was considering looking at one next door I think when I bought. I think we're the better side of the bridge too. Rooms are all good sizes. Won't be moving for 1-5 years though

No off street parking, but we nearly always park outside house. Wouldn't buy in Scholars or Pretoria Rd without parking. Can be a nightmare there.

Something will turn up

Jx

Filo25

I know you are right something will show up, patience just isn't my strong point!

Might go and have a look around Enfield Chase this weekend, although I think it would be tight to get something there in budget.

I just don't want to get tied into looking at areas with too few properties and taking forever to find something the way the market in these areas is continuing to shoot upwards, by the time I see something that ticks all the boxes it might be out of my price-range!

melodramaticme

Just to bear in mind Chingford Station is in Zone 5, Highams Park Station is in zone 4.
The buses that go to Chingford Station terminus count it as zone 4, the overground train doesn't. Can be confusing when commuting ( and could make a big difference to your fares)

Filo25

melodramaticme wrote: »

Just to bear in mind Chingford Station is in Zone 5, Highams Park Station is in zone 4.
The buses that go to Chingford Station terminus count it as zone 4, the overground train doesn't. Can be confusing when commuting ( and could make a big difference to your fares)

The difference adds up to be a significant enough amount as well when you consider both me and my wife commute, and over the number of years you might be living in a property for.

The good news for me though is if I did move to that area I might be able to get rid of Zone 1 on my travelcard and just get off at Highbury and Islington and walk from there, cutting out Zone saves a lot of money!