Thoughts on Highams Park/Chingford areas for flats? (London)

sync94

Has anyone lived in Highams Park/Chingford who would give a description of what its like to live there and places to avoid etc? Looking for a 2/3 bed flat or house but budget is constrained to £400k so probably looking at flats moreso than houses! Any other similar areas that could be cheaper? Just need to be able to drive back to Leyton area in c. 30 mins or so and be commutable to Liverpool street station or fenchurch street station in one train.

hazyjo

I've lived in both.

There are bits I'd avoid, but much of it is really nice and pretty sought after. I'd avoid roads off The Mount. Would want to be within walking distance of either station, and would avoid roads near the pub in Friday Hill.

What roads were you considering?

sync94

hazyjo said:

I've lived in both.

There are bits I'd avoid, but much of it is really nice and pretty sought after. I'd avoid roads off The Mount. Would want to be within walking distance of either station, and would avoid roads near the pub in Friday Hill.

What roads were you considering?

Connington crescent seems to be having a lot of properties come up recently.

There's also a flat here on Applyby close but street view isnt that pretty

hazyjo

Just had a look at RM. In your shoes, I'd buy this: https://www.rightmove.co.uk/property-for-sale/property-68376708.html

Looks like they've made the lounge/diner bigger at the expense of Bed 2. The window has been split. Move the full window back into Bed 2 and knock 3ft off the lounge (or back to the wall where it prob was initially). Then you have a 2 double bed flat. (I'd consider anything over 8ft as a double.) Won't get a better location - those houses that end are amazing. And right on top of the station. Mind you, no parking. That would prob be a prob, although it's bound to be permits.

Personally I'd avoid that block of roads between the B160 and B146, with Whitehall Road at the top. It's quite council-ish (sorry, just thinking of future value!). That would rule out Connington Cresc.

Wouldn't touch Appleby with a bargepole. That estate is awful. I used to live on Haldan Road, just a couple of streets away.  Rule out literally everything that Aldriche Way leads onto (off Selwyn Ave). I once looked at and loved a house on Selwyn but it backed onto that estate so I sadly had to rule it out. It's really not nice.

There's one on Newbury Road but that Bed 2 is a single so I'd rule that out. You can get 2 doubles, so hold out for it. And the parking is horrendous.

hazyjo

Maybe add these to the mix:

https://www.rightmove.co.uk/property-for-sale/property-68711484.html

https://www.rightmove.co.uk/property-for-sale/property-79799428.html (lose that massive wardrobe as it pretty much makes that double a single!). That area was a carpark when I used to live there. I used to walk through it every night.

numbercruncher8

IMO this is quite an awkward price bracket as it straddles both houses and flats. Depends how long you're intending to stay.

Many places on the Essex/London border are quite decent to live in but most are not big enough as destinations in their own right. 

At this budget you could stretch to a house in somewhere like Plaistow, West Ham, or Ilford. Although to be fair these aren't exactly comparable. They are busier and not as nice.

If not a house, there are lots of places where a 2-bed flat is comfortably under this. Woodford/South Woodford, Loughton/Buckhurst Hill.

In my situation I would give the edge to these places as it has the Tube. For you, it may vary: If you need to regularly go to and from Leyton and don't have to drive, it is made a lot easier, whereas Leyton to Highams Park/Chingford is only possible by bus. Also if you only travel to/from work, this is fine. But if you go out to other various places in London it is more of a pain, and the Central Line also has 24hrs service on weekends.

joys1

I've lived around there and moved away recently... Near the station and especially North Chingford is nice and sometimes you find bargains, but as mentioned before I'd avoid the area towards Whitehall Road and Friday Hill. You can find better value for money elsewhere.

hazyjo

numbercruncher8 said:

At this budget you could stretch to a house in somewhere like Plaistow, West Ham, or Ilford. Although to be fair these aren't exactly comparable. They are busier and not as nice.

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In my situation I would give the edge to these places as it has the Tube. For you, it may vary: If you need to regularly go to and from Leyton and don't have to drive, it is made a lot easier, whereas Leyton to Highams Park/Chingford is only possible by bus. Also if you only travel to/from work, this is fine. But if you go out to other various places in London it is more of a pain, and the Central Line also has 24hrs service on weekends.

Wouldn't buy in Plaistow, West Ham or Ilford with that budget - even if it did mean a house.


They did say 'drive to Leyton' so hopefully E4 would suit. Agree the other areas are really nice - but not sure about what you'd get for your money as E4 tends to be a little cheaper.

I was regularly out late and would get the Central Line to Woodford and a cab back to North Chingford. Was usually only around £6-8. Certainly under a tenner.

sync94

hazyjo said:

numbercruncher8 said:

At this budget you could stretch to a house in somewhere like Plaistow, West Ham, or Ilford. Although to be fair these aren't exactly comparable. They are busier and not as nice.

---
In my situation I would give the edge to these places as it has the Tube. For you, it may vary: If you need to regularly go to and from Leyton and don't have to drive, it is made a lot easier, whereas Leyton to Highams Park/Chingford is only possible by bus. Also if you only travel to/from work, this is fine. But if you go out to other various places in London it is more of a pain, and the Central Line also has 24hrs service on weekends.

Wouldn't buy in Plaistow, West Ham or Ilford with that budget - even if it did mean a house.


They did say 'drive to Leyton' so hopefully E4 would suit. Agree the other areas are really nice - but not sure about what you'd get for your money as E4 tends to be a little cheaper.

I was regularly out late and would get the Central Line to Woodford and a cab back to North Chingford. Was usually only around £6-8. Certainly under a tenner.

E4 area is perfect. Few friends live near ridgeway rd and that area seems ok. Ilford I'd like to avoid massively.

What do you think of this: https://www.rightmove.co.uk/property-for-sale/property-73518298.html - ONly problem is the second bedroom is relatively small and the kitchen/bathroom perhaps could be upgraded. Quite small flat for the money too. Tempted for an offer of 305k or so.

I also saw this: https://www.rightmove.co.uk/property-for-sale/property-77489326.html which looks to be in a good area (via streetview). I am not sure how much it went for but it is more than big enough and is perfect... Not sure if I should hold out for the perfect flat like this or make offers on whats available. I'm hesitant to spend upwards to 360k on a flat because you do start to get to house territory price...

sync94

Also want to avoid central line. I don't regularly go into central London except for work and would hate commuting on the central line everyday (have done it before)

sync94

joys1 said:

I've lived around there and moved away recently... Near the station and especially North Chingford is nice and sometimes you find bargains, but as mentioned before I'd avoid the area towards Whitehall Road and Friday Hill. You can find better value for money elsewhere.

Any reason why these areas? Which other areas would you recommend for value for money?