How to decide area to buy a flat in London?

silvercar

Millsandovis said:

It’s definitely a relatively safe area compared to other areas like Leyton, Stratford etc

I don't know how safe Lea Bridge is, but there is a lot of development around there and it has a fast train into Stratford.

Millsandovis

EssexHebridean said:

Oh goodness - yes to the impossibility of driving in Walthamstow as it now is! We were there a few weekends ago - planned to park near Blackhorse Rd station to get the tube. Absolute nightmare of various roads which now go to one way (so no entry against us) after the first 10 yards, no left turn. no right turn, you name it! We did eventually get parked on the road near Willowfield School but it's a far cry from how straightforward it used to be to drive around the area years ago! 

And yes to the "hierarchy of Waltham Forest" as well. Leyton at the bottom (sorry Leyton!), then Walthamstow. Probably Leytonstone after that, then Highams Park and finally that desirable E4 postcode - although lord knows there are some grim old dives round the back end of Chingford! 

Live round there so know exactly what you mean! I’ll be parking near Loughton and using the central line once I make the move to Essex. 

Lions_89

Put it this way, I bought a studio in zone 2 and I wouldn’t have gone anywhere else. Could have had a two bed in other areas, but some of them are dives. 

Nickfirsttimebuyer

I don't know what's better. An area that is super convenient and easy to commute to the city centre or an area I like more but is a bit further out and not so well connected?

RHemmings

Nickfirsttimebuyer said:

I don't know what's better. An area that is super convenient and easy to commute to the city centre or an area I like more but is a bit further out and not so well connected?

That sounds 100% a personal decision to me. Those are the compromises, and you know what they are. 

silvercar

Nickfirsttimebuyer said:

I don't know what's better. An area that is super convenient and easy to commute to the city centre or an area I like more but is a bit further out and not so well connected?

People tend to choose a more central location when young, free and single and then move further out as they get older. Will you use the fact you are somewhere well connected to good effect? If not, you would be better off in an area you prefer. It’s more relaxing living where you’d like to be than somewhere you don’t really like and feel you need to be out and about as the connections were what made you move there.

EssexHebridean

This is the beauty of London though - if you are within zones 1 - 4 and within a stroll of a tube of well-served overground station, then everywhere is easily accessible. The Highams Park area you were looking at for example - regular trains through to Liverpool Street,  or if you're heading to the West End a train plus tube OR a bus plus tube ride gets you into Z1 quickly and easily. I used to travel in and out all the time when I lived there and never found it an issue in spite of previously having lived just a few minutes walk from the Victoria Line. When I first moved there it felt a bit strange, but that was just from the perspective of my previous location having been literally a 25 minute (including walk & wait) trip in to the West End. For me, the easy link to the tube or an equivalent is the key thing and the advantages of being further out (more green space) etc are huge. 

DullGreyGuy

Nickfirsttimebuyer said:

I don't know what's better. An area that is super convenient and easy to commute to the city centre or an area I like more but is a bit further out and not so well connected?

It depends... on a random given Wednesday evening are you more likely to stay in? Stay local? Travel to the centre? Likewise on your non-working days?

With Covid having curtailed moving about we got to appreciate our local area more (in part driven by wife's dislike of public transport and lack of car) and now we spend a bit more time in the local area or the edges of Z1 (which is a 30 minute walk) than going all the way to the centre or maybe its just we are getting older as @silvercar says? Also helps we know the local area better now so what days each pub has live music or when quiz night is to avoid it. 

Amusingly did work with a chap who'd done London in his 20s, moved out and had kids in Surrey/Sussex and now as late 50s/early 60s and empty nesters had moved back into Z1 London and living the highlife again but now with much more money. Their view was that their appartment was going to be little more than a crashpad (even though its their main home) as they eat out most evenings, regularly go to theatre, music performances etc and so location was 100% for being able to get home from the centre at 2am with ease. Can't remember where he ended up but was well above your or my budget!

demontfort

You'd get a niceish 2 bed in Leyton for £450K, possibly with a garden. True, Leyton is a bit of a dump but so is most of East London and for some reason it's attracted a lot of 30 somethings who ignore the drugs and deprivation and try to pretend they are living in Hampstead. On the plus side it's very quick and easy to get to Liverpool Street by tube or by bike, there's lots of parks and open space nearby, it has a football team, Stratford and all it's delights are within walking distance and there's a few poncey bars and restaurants (if you like that kind of thing).

Nickfirsttimebuyer

@silvercar absolutely I agree with you that is more relaxing living where I’d like to be than somewhere I don’t really like that much but I'm close to the center!! SO TRUE ☺️
I'm thinking of BOW (ZONE 2) & HIGHAMS PARK (ZONE 4) or close to Maze Hill/ Deptford/ Greenwich (Zone 2-3) as of now but im having viewings and it really depends if I also like the flats. I've seen however the closer you are in the center the more expensive the service charges/ ground rents are even if it does depend on the building!
My priorities are
1. Flat (ticks the boxes, service charges, ground rent, lease, etc)
2. Location (amenities nearby/ safety/ community)
3. Well connected (reachable easily by night and day)