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Good Value For Money - Gants Hill (London)?

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That's quite interesting, and probably quite a reasonable generalisation.

I live on the edge of SW London, just inside the 'West' quadrant on that map. Within a couple of miles there are:

1. Areas that I'd love to live in, but will never afford.

2. Areas that I would hate to live in as they are too rough.

3. Very suburban areas.

4. Very urban areas.

All of that is literally a few streets apart, and as you get more central you will get good and no-go parts of the same street.

I'd certainly much rather live in a good part of East London, than a bad part of West London.

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Gants Hill is very convenient for commuting on the central line and Ilford (Crossrail) is a short bus ride away - but like much of Redbridge the area isn't quite the nice middle class suburb it used to be. One of the properties is more Newbury park - still zone 4 though - which again is OK. The area used to have one of the largest Jewish communities in western Europe (a little known fact) but is now predominantly Asian which has changed the area significantly.

The schools in Redbridge (the local council) are also very good if you have kids.

Like in most of London now houses are ridiculously expensive - but for London you could do a lot worse.

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For £380k for a 3 bed house I could prob do a lot worse. Good access into London and to be part of night tube from 2015.

Went for a wander over the weekend, loads of good pubs, restaurants and bars. Yes, there are Asians but to my mind, I could probably make similar statements about Walthamstow but would have to pay c£550k for the same type of property.

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You could do worst than Gants Hill. If I ever moved back to London, it would be back to east London as it is definitely better value, and to my mind feels a little less hemmed in. I guess that's likely to change as it's gentrified though. I will be fascinated to see if they pull that off - and also where the next wave of immigrants end up living in London (the east has traditionally been the place for them - hence contributing to the reputation of being poor and rough).

As a relative outsider now though words like clean and suburban are not ones I'd use to describe West London. Crowded soulless ***hole perhaps.

Edited by StainlessSteelCat

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what about manor park?

will be on crossrail zone 3/4 and has a night bus into the city

i don't know the area but looks (relatively) cheap

Gants Hill (well the first property) also has a night bus (the N8) and to be honest is a nicer area overall with much better schools and more green space nearby (eg. Valentines Park, Hainault Forest and Fairlop Waters). Manor Park is cheaper for a reason – and might be a good investment (e.g. buy to let) I agree. Newbury Park and Barkingside nearby are also pleasant enough – in Redbridge north of the A12 is always best.

Re Crossrail its often little realised that for those on the Liverpool Street to Shenfield section (e.g. Manor Park) journey times to the City will be exactly the same post Crossrail – in fact possibly longer as there will be an extra stop at Whitechapel. If you live in Shenfield or Romford for example it still makes more sense to take the faster Greater Anglia trains which take 20-25 mins to the City vs 45 minutes on Crossrail. The main benefit is newer trains and if you want perhaps to go to Oxford St or Heathrow or Ealing you no longer need to change at Stratford or Liverpool St – but most people won’t do those sort of journeys daily.

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Re Crossrail its often little realised that for those on the Liverpool Street to Shenfield section (e.g. Manor Park) journey times to the City will be exactly the same post Crossrail – in fact possibly longer as there will be an extra stop at Whitechapel. If you live in Shenfield or Romford for example it still makes more sense to take the faster Greater Anglia trains which take 20-25 mins to the City vs 45 minutes on Crossrail. The main benefit is newer trains and if you want perhaps to go to Oxford St or Heathrow or Ealing you no longer need to change at Stratford or Liverpool St – but most people won’t do those sort of journeys daily.

for me the main benefit would be the ease of access to central london ie tottenham court road

changing at liverpool st is a b@ll ache

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Friend sold an identical hse very close to gants Hill Cres in 2006 for 270K . Well presented but with a separate shower in bathroom .

Helped him with decorating . Area seemed safe maybe slightly dull. Very stable population which would suggest most people are happy living there.

Seems like hses have gone up 100k since then - comparable with most of zone 4 . Friend had no probs living there and sold on first viewing day .

It seems many areas no longer have local entertainment - pubs closed, no cinemas and little evening activity (dance clubs/snooker halls/dog racing all gone). Decent entertainment and events you have to travel to - very similar to work. Maybe this is confirmed by the start of the 24hr weekend tube next year.

Football is really now the only mass attended local activity (Spurs, Arsenal, West Ham, Qpr, Chelsea , Brentford ,Orient etc etc etc )

A more diverse population and people having less disposal income also a big factor.

Edited by chicker

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