Looking to first time buy in East Ham.....

[Bullet-Proof_Biscuit]

Is it very stabby? Going for a mooch about tomorrow with the misses to see if it's nice (read; to see if she thinks it's nice), as with our measly combined income we can just about afford a terrace project around there, circa £300k give or take.

I basically love the yellow/red London stock and a small terrace would be viable in those ends, example;

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

Naturally a clear skied Saturday won'g be best for getting a day to day goings-on impression but it's a first step, so if it passes the test then a Friday night stabby pubs mooch would have to be conducted..

It's just whenever I see properties like that all that goes through my head is "knock that wall down, extend over the rear, bi-folds to rear, en-suite loft conversion, veluxes, man shed in garden, full insulate all voids, strip out all M&E and refit with cutting edge services inc. hvac, walk in shower, strip chimney breasts back to brick, etc, etc, etc.... ( I work in construction project management and learned the old fashioned way by rebuilding Minis, Land Rovers and mates extensions.

Just looking for experiences, intel, suggestions etc, hopefully this can then develop into a build thread!

PS it would be a stepping stone property to a garage property next ( to buy more Minis, Land Rovers, etc etc..)

Beers!!

HH

[TwigtheWonderkid]

It's no Belgravia, that's for sure. But we all have to live within our means. If you only have the money for Greggs, there's no point looking at The Ivy. If your budget is £300K for a London house, compromises are going to have made re location.

[putonghua73]

I am astonished that you could find a house for around £300k in London.

When we looked in 2016, 1 bed flats were starting from £325k in Colindale! We ended up in Stevenage in a 4 bed semi for £330 ** used to live in North London, then East London [Homerton].

The police helicopter used to be a regular occurrence in Homerton, as did the sound of sirens (lived close to the hospital). Friday night entertainment was peeking out of the kitchen window to see the usual Friday night antics involving a house half-way down the street that required regular visits from the boys in blue. House prices were in the region of £500k.

I dislike East Ham - parking and driving are miserable, but I tend to find that's just London period. That said, it sure beats Leytonstone (stabby ...)

The critical aspects will be:
- how much modernisation is required
- you and your partner's commute

All the best whatever you decide.

Edited by putonghua73 on Monday 3rd February 23:24

Edited by putonghua73 on Monday 3rd February 23:26

[Bullet-Proof_Biscuit]

Thanks for the comments, but you've got me looking at Leytonstone now! And that place called Clapton which must be turbo stabby based on the yellow brick to affordability matrix (Rightmove).

[Bullet-Proof_Biscuit]

putonghua73 said:

The critical aspects will be:
- how much modernisation is required
- you and your partner's commute

All the best whatever you decide.

Full reno! I'm talking silhouette of the OAP previous owner still melted into the floorboards from 3 months of decomposition before the milkman finally caved and bashed the door in to see what's up.

As long as we can get to central within an hour door to door

[LeoSayer]

Journeys to central London are a pain on the District Line from East Ham...it is slow and there are lots stations. On the plus side, the trains are large and air conditioned. Also, the house you linked is a good 15 minute walk to the nearest tube station.

Leytonstone is on the central line which runs much quicker to central London but it's hot and sweaty for about 10 months of the year. However it is just 2 stops from Stratford where you will be able to pick up Crossrail, if they ever finish it. It's also close to Epping Forest and to the M11 to get out of London quickly.

Personally, I would avoid Newham if I could, based on experience from people I know who live and work there. According to this, it's the 2nd most dangerous borough in London.
https://www.churchillsecurity.co.uk/2019/01/09/top...

[nick_dastardly]

Bullet-Proof_Biscuit said:

Full reno! I'm talking silhouette of the OAP previous owner still melted into the floorboards from 3 months of decomposition before the milkman finally caved and bashed the door in to see what's up.

As long as we can get to central within an hour door to door

bloody hell mate

[giggity]

Newham is a complete st hole.

Best avoided.

[sparta6]

Take a stroll along East Ham High Street before making any decision

[sociopath]

putonghua73 said:

I am astonished that you could find a house for around £300k in London.

When we looked in 2016, 1 bed flats were starting from £325k in Colindale! We ended up in Stevenage in a 4 bed semi for £330 ** used to live in North London, then East London [Homerton].

The police helicopter used to be a regular occurrence in Homerton, as did the sound of sirens (lived close to the hospital). Friday night entertainment was peeking out of the kitchen window to see the usual Friday night antics involving a house half-way down the street that required regular visits from the boys in blue. House prices were in the region of £500k.

I dislike East Ham - parking and driving are miserable, but I tend to find that's just London period. That said, it sure beats Leytonstone (stabby ...)

The critical aspects will be:
- how much modernisation is required
- you and your partner's commute

All the best whatever you decide.

Edited by putonghua73 on Monday 3rd February 23:24

Edited by putonghua73 on Monday 3rd February 23:26

Having lived on the very edge of leytonstone (literally just in wanstead, other side of the green Man) it really isn't that bad. Leyton is worse, and it's all gang related so unless you're in a gang it's fine

[giggity]

I know Wanstead and the surrounding areas well and I’d rather be in Leyton than East Ham.

[Blu3R]

If your main reason is to be within an hour of central then I'd suggest looking along the central line instead.
I grew up in Barkingside and while it too has turned into a p1sshole like everywhere else around there, it's still got a lot to offer. Central line station, good road links, close to open spaces, half decent remains of a high street, etc.

[Unknown_User]

Bullet-Proof_Biscuit said:

Thanks for the comments, but you've got me looking at Leytonstone now! And that place called Clapton which must be turbo stabby based on the yellow brick to affordability matrix (Rightmove).

I like Clapton.

It used to be a bit shabby round the edges 13-20 years ago but isn't too bad now. Lots of variety in the area - retail, eateries & people wise. Ridley Road market & shops are quite good and you get the worlds best samosa's from Ridley Road. FACT!!!

[valiant]

giggity said:

I know Wanstead and the surrounding areas well and I’d rather be in Leyton than East Ham.

Very, very, very much this.

Leyton has its, erm, interesting side but compared to East Ham? A no brainer if you have the choice.

[Escort Si-130]

East Ham is a st hole, nobody wants to live in Newham Council borough. Avoid at all costs...

Bullet-Proof_Biscuit said:

Is it very stabby? Going for a mooch about tomorrow with the misses to see if it's nice (read; to see if she thinks it's nice), as with our measly combined income we can just about afford a terrace project around there, circa £300k give or take.

I basically love the yellow/red London stock and a small terrace would be viable in those ends, example;

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

Naturally a clear skied Saturday won'g be best for getting a day to day goings-on impression but it's a first step, so if it passes the test then a Friday night stabby pubs mooch would have to be conducted..

It's just whenever I see properties like that all that goes through my head is "knock that wall down, extend over the rear, bi-folds to rear, en-suite loft conversion, veluxes, man shed in garden, full insulate all voids, strip out all M&E and refit with cutting edge services inc. hvac, walk in shower, strip chimney breasts back to brick, etc, etc, etc.... ( I work in construction project management and learned the old fashioned way by rebuilding Minis, Land Rovers and mates extensions.

Just looking for experiences, intel, suggestions etc, hopefully this can then develop into a build thread!

PS it would be a stepping stone property to a garage property next ( to buy more Minis, Land Rovers, etc etc..)

Beers!!

HH

[Escort Si-130]

And no parking, very anti car agenda within that borough of Hackney.

Unknown_User said:

Bullet-Proof_Biscuit said:

Thanks for the comments, but you've got me looking at Leytonstone now! And that place called Clapton which must be turbo stabby based on the yellow brick to affordability matrix (Rightmove).

I like Clapton.

It used to be a bit shabby round the edges 13-20 years ago but isn't too bad now. Lots of variety in the area - retail, eateries & people wise. Ridley Road market & shops are quite good and you get the worlds best samosa's from Ridley Road. FACT!!!

[Escort Si-130]

sociopath said:

putonghua73 said:

I am astonished that you could find a house for around £300k in London.

When we looked in 2016, 1 bed flats were starting from £325k in Colindale! We ended up in Stevenage in a 4 bed semi for £330 ** used to live in North London, then East London [Homerton].



The police helicopter used to be a regular occurrence in Homerton, as did the sound of sirens (lived close to the hospital). Friday night entertainment was peeking out of the kitchen window to see the usual Friday night antics involving a house half-way down the street that required regular visits from the boys in blue. House prices were in the region of £500k.

I dislike East Ham - parking and driving are miserable, but I tend to find that's just London period. That said, it sure beats Leytonstone (stabby ...)

The critical aspects will be:
- how much modernisation is required
- you and your partner's commute

All the best whatever you decide.

Edited by putonghua73 on Monday 3rd February 23:24

Edited by putonghua73 on Monday 3rd February 23:26

Having lived on the very edge of leytonstone (literally just in wanstead, other side of the green Man) it really isn't that bad. Leyton is worse, and it's all gang related so unless you're in a gang it's fine

Leytonstone's worst hotspot is the south near the Cann Hall Rd and Thatched House area; total st hole full of good for nothings.

[JJ55]

I would avoid newham if possible, but many parts of it have shot up in value & it has improved a bit from what it was a few years back so could be worth the risk especially with cross rail coming.

Doubtful you’d get a house for 300k in Leyton/ Leytonstone. It’s currently a trendy hotspot to buy. Some friends recently couldn’t get a decent flat for that there & bought a flat in Woodford instead.

As has been suggested already, buying on the central line is always a good option with better stuff much further out, or check the areas around Wanstead like aldersbrook flats.

[vixen1700]

Never ventured into this section before, and only just noticed this.

As others have said, East Ham is to be avoided at all costs, it's ghastly.

If you're looking at Leytonstone (born here and live back here again), then £300k is only going to get you a one or two bedroom flat. It's not perfect here but also it's not as bad as a lot of people imagine.

The Red Lion's a great pub too.

[Bullet-Proof_Biscuit]

Thanks for the replies. To close out this topic, I now WFH and am looking in Bournemouth, Dorset. My £300k now gets me a 3 bed detached Edwardian..