Zone 3 - wheres the catch?

lisyloo

https://www.galliardhomes.com/


westgate house, ealing, W5, zone 3, 6 minutes from hangar lane
In todays metro, £225K for "suite" (studio) and £350K for 1 bed apartment.


Seems very cheap for London commuter belt.
Where's the catch?


A bit dependent on central line and will have high charges if there's gym/sauna, but can't really see a big catch.
Seems too cheap.
What am I missing?

Doozergirl

Are these the ones going up *right* on the A40?

Might explain something.

AlexMac

No catch at all if you don't mind the service charges for gym, sauna, concierge, landscaping, repairs and sinking fund... Oh, and management fees and ground rent.

Which mates of mine paid £5-6k p.a. for in a Docklands flat they bought in 2003. They sold recently, but over the past 14 years, paid well over £100k more than me, as we bought a period Victorian property for exactly the same price, also in zone 3, just across the river!

Which is almost what we spent on our mortgage in that period

Minkybob

The catch is Hanger Lane, if you haven't been there...

https://s1.reutersmedia.net/resources/r/?m=02&d=20071212&t=2&i=2467008&r=2007-12-12T142103Z_01_L12536220_RTRUKOP_0_PICTURE0&w=1280

lisyloo

Postcode is W5 1YY, so not sure if they are right on the road or the other side of the central line, but pretty close to A 40.


I'm not personally that put off by those fees (although to be confirmed what they actually are). We're currently paying £19,500 annually in rent, but it's a good point if that devalues the development from the point of selling it on. Fortunately it's one that can be easily quantified.

AdrianC

Have you actually looked at the brochure?

https://www.galliardhomes.com/sites/default/files/documents/developments/CKEIwZxPZWO/Westgate%20House%20Brochure.pdf

The smallest "suites" are tiny. 32m2. Then there's some that are only fractionally bigger - 33m2, but on the inner core of the building, so the only "view" is of the internal well. Near the bottom of an 8-storey building, that's not going to be exactly joyful. These will be the ones for £225k. I suspect even the nicer studios go north of that loss-leader price rapidly.

The one-bed aren't much bigger, 44m2 or 46m2 on the inner core. There are a good number of much nicer bets within a short distance, even two bed.

Two lifts servicing 269 flats - before the three upper floors are developed. Which won't be for a while, as they're still just "proposals".

The postcode is the site in the armpit of the A40/Hanger Lane sliproad. Niiiice. Is there even a figure for the service charge?

Cornucopia

You hear the Galliard ads on the radio with very attractive-sounding price points, and on the couple of occasions I went to have a look at their website, they turned out to have some kind of catch (size, location, time to completion, not yet released...)

davidmcn

AdrianC wrote: »

on the inner core of the building, so the only "view" is of the internal well. Near the bottom of an 8-storey building, that's not going to be exactly joyful.

On the plus side, they'll be well-insulated from the traffic noise...

lisyloo

Thanks for all the very good points.
Some of them don't matter that much for a weekday bolt hole e.g. size, although we do need separate living space so I don't like studios.
It's a bit different if it's not going to be your home, but all points taken on board.


I did rent at St Georges Wharf near Vauxhall and it was very noisy and that prevents you opening windows in hot weather.
Much prefer living on a quiet back street even if further from the tube.

AdrianC

BTW, you do realise that nobody's going to be moving in until 2020 (at least...)?

lisyloo

No, not much point for us then (as looking to move from London in 2021 when DH is 55).