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(Message started by: Hambo on Jun 6th, 2012, 10:58pm)

Title: Best parts of Redbridge Borough
Post by Hambo on Jun 6th, 2012, 10:58pm
I've recently started working in the Eastend and looking to buy a property around the £400k mark preferably within walking distance of a tube station as it's my main way of commuting not just for work but leisure also.

Which area is the most pleasant.  I'm currently considering Redbridge, Gants Hill and Wanstead and from the posts on this forum best to avoid Ilford (i.e. anywhere near town centre, cranbrook road stretch??  :-/).  So after some personal opinions as to where is considered the most pleasant part of the borough with good transport links.  Thanks all  :)

Title: Re: Best parts of Redbridge Borough
Post by ktype on Jun 7th, 2012, 1:47pm
Suli will no doubt be along soon to sing the praises of Wanstead - and I'm quite happy with that.

Barkingside is another area you might want to look at. It has two tube stations - one to the south and the other to the north of the town centre - but the problem is that most of the residential area wanders off quite some distance to the west. There is a 24 hour bus service [128], though.

Opinions of Ilford itself vary. It certainly has the best transport links. As you've mentioned it yourself, presumably National Railway stations (http://www.greateranglia.co.uk/timetables/download/71) - such as Ilford - are acceptable in lieu of the tube ...?

Usual advice is to avoid the area to the south of Ilford (others may disagree!) but you might like to consider the areas to either side of Cranbrook Road. I sometimes visit Cranbrook Road in the evening and it is quiet - even on a Saturday night - yet I'm less than a 3 minute walk from the station and town centre.

Unlike many people who ask such questions on this forum, you aren't too far away now. Might I suggest, therefore, that you explore the area yourself in your free time? Arm yourself with a local bus map (http://www.tfl.gov.uk/assets/downloads/north-east-london-bus-map.pdf) - the area you are interested in should fit on one sheet of A4 - and see for yourself! After all, only you know what you really want or expect, which makes you the best person to do the research!

If you are a night owl, you might like to factor the night bus network (http://www.tfl.gov.uk/tfl/gettingaround/maps/buses/pdf/nightbuseseastlondon-13740.pdf) into your search.

You can also see some detailed local area maps here (http://www.tfl.gov.uk/tfl/gettingaround/maps/buses/busdiagrams.asp?borough=RED), which might be helpful.

Title: Re: Best parts of Redbridge Borough
Post by ROCKINCAT on Jun 7th, 2012, 1:59pm

Which area is the most pleasant.  I'm currently considering Redbridge, Gants Hill and Wanstead and from the posts on this forum best to avoid Ilford (i.e. anywhere near town centre, cranbrook road stretch??  :-/).  So after some personal opinions as to where is considered the most pleasant part of the borough with good transport links.  Thanks all  :)[/quote]


Well you should look at Aldgate, Whitechapel and Stepney Green for the East End!!!

Title: Re: Best parts of Redbridge Borough
Post by ROCKINCAT on Jun 7th, 2012, 2:12pm
Oh of course Pioneer Point in Ilford!

Title: Re: Best parts of Redbridge Borough
Post by Gutsy on Jun 7th, 2012, 3:00pm
Well,I reckon rockincat is right!
If it were me I'd be looking at the area round Aldgate.
It's already an up and coming area and you wouldn't have to worry about transport.
You'll have to wait another 10 years for Ilford to decline to it's lowest depth and then another 40 years to come up again.

Title: Re: Best parts of Redbridge Borough
Post by ROCKINCAT on Jun 7th, 2012, 3:45pm
You'll have to wait another 10 years for Ilford to decline to it's lowest depth and then another 40 years to come up again.
[/quote]


Gutsy...10 years?...Make that 10 minutes!!!

Title: Re: Best parts of Redbridge Borough
Post by ROCKINCAT on Jun 7th, 2012, 3:46pm
If Aldgate is up and coming....God help us!!!!

Title: Re: Best parts of Redbridge Borough
Post by Gutsy on Jun 7th, 2012, 5:00pm
Mr Cat.....take a look at the house and flat prices.
Not up and coming....
I guess if The Bank of England is 10 minutes walk away the area must be a slum.
Perhaps you've been in Ilford too long and everywhere is a dump to you?

Title: Re: Best parts of Redbridge Borough
Post by ROCKINCAT on Jun 7th, 2012, 5:09pm
Gutsy never forget that a bad area has to end somewhere just as a good area begins somewhere.

Aldgate (and Whitechapel) are awful areas no matter how close they are to The Bank Of England.

Peckham is close to The London Docklands but who wants to live in Peckham?!!


Title: Re: Best parts of Redbridge Borough
Post by ktype on Jun 7th, 2012, 5:11pm

on 06/07/12 at 15:00:43, Gutsy wrote:
You'll have to wait another 10 years for Ilford to decline to it's lowest depth and then another 40 years to come up again.

Perhaps not ...

When Cameron Corbett developed the area along the High Road around the turn of the twentieth century, he persuaded the Great Eastern Railway to build a station at Seven Kings (and, later, Goodmayes) by guaranteeing that, if the First Class season ticket revenue did not reach £10,000 pa in one year, he would make up the shortfall.

He then built the largest houses nearest to the station and on the roads leading to it. Take the double fronted buildings, with separate servants quarters, along Cameron Road and Aldborough Road South, for instance. Large 4 and 5 bedroomed houses followed in the side roads, with house sizes and, therefore, prices dropping the further you got from the station.

In recent times, these large properties have been subdivided - in the case of the very large ones, into as many as 5 flats. Some of these have been sold but many of them have been rented and have attracted a largely itinerant population who have led to the general decline of the area.

However, things are changing. Many of these properties have gradually been sold and the population is stabilising. The large numbers of contractors vans from all over the country that used to line many streets are on the decline, despite the Olympic circus and, now, Cross Rail.

Families which might have moved on in times past are now improving and expanding their properties - end of terrace 4-bed homes, which have the potential to be expanded sideways, as well as upwards and backwards, seem particularly in demand.

There's still a long way to go but, in some parts of the borough at least, Gutsy's 50 year prediction looks set to be overtaken by a considerable margin ...

Title: Re: Best parts of Redbridge Borough
Post by Gutsy on Jun 7th, 2012, 5:22pm
K type,certainly some areas are easier to improve than others
Have you factored in the Ilford Lane area?
The decline started in the late 60's....so it's taken 50 years and it's still not at rock bottom.
So,at least another 10 years decline,maybe more,then it's got to rise to a decent level.
Ok,it might not be 50 years but I'll bet it's at least 3 decades plus.
The houses there,once owner occupied by single, families ,are now multi occupied.
The occupants will have to move on,they'll head east towards Romford,they won't go west,they can't afford it.
It won't be easy and it certainly won't be quick.

Title: Re: Best parts of Redbridge Borough
Post by ROCKINCAT on Jun 7th, 2012, 5:32pm
Gutsy so why has local govt turned a blind eye to it then?

Title: Re: Best parts of Redbridge Borough
Post by Gutsy on Jun 7th, 2012, 5:34pm
To what?

Title: Re: Best parts of Redbridge Borough
Post by ROCKINCAT on Jun 7th, 2012, 5:35pm
To the deciine of Ilford.

Title: Re: Best parts of Redbridge Borough
Post by ROCKINCAT on Jun 7th, 2012, 5:39pm
So Gutsy as you have the stats...Why did Ilford change from a nice area to what we have now.

Who caused such a change?

Title: Re: Best parts of Redbridge Borough
Post by Gutsy on Jun 7th, 2012, 5:42pm
Not falling into that trap,thank you. :-X
I'm not starting you off on a rant.

Title: Re: Best parts of Redbridge Borough
Post by ROCKINCAT on Jun 7th, 2012, 5:44pm
So what use is it giving the stats and not giving an answer?

You must be in politics!

Title: Re: Best parts of Redbridge Borough
Post by Hambo on Jun 7th, 2012, 5:55pm
Thanks all especially Ktype for your advice.  I’ve been through the areas I mentioned several times but that was always during the day and I’m not sure if it gives a true reflection of the area as some areas become more shady after dark (some more than others) :o. That was really the feedback I was looking for from anyone with experience of those areas during different times of day.  For instance are gangs/groups of youth hanging around with nothing better to do more rife in any of these areas.

Personally been to Ilford to do a little shopping and I would say it is far from a dump.  It has some decent stores like M&S, Debenhams plus a good range of ethnic shops as I like to sample food and use spices from a range of countries.  However, the area around the shopping centre and down through to Ilford Lane just appears a little too hectic/busy which is why I was looking at Redbridge, Gants Hill and possibly Wanstead as it “appears” more pleasant.

I don’t work far from Whitechapel and Aldgate but would definitely not want to live there as to me that represents more of a dump of an area.

I guess as Ktype says may have to explore the area a little perhaps a walk in Valentines Park.

I've lived in different areas like Tottenham and Edmonton which some would say is quite rough, just wondering if Ilford and surrounding areas too are on that level.

Title: Re: Best parts of Redbridge Borough
Post by ktype on Jun 7th, 2012, 8:47pm

on 06/07/12 at 17:22:37, Gutsy wrote:
K type,certainly some areas are easier to improve than others
Have you factored in the Ilford Lane area?

No, obviously not - but I had already referred to that area in my previous post and it was very obvious that I was discussing a somewhere different.

No matter where you go, some areas will always be more desirable than others and Ilford is no different. That does not mean that the whole town should be judged solely on the basis of Ilford Lane!

Title: Re: Best parts of Redbridge Borough
Post by ktype on Jun 7th, 2012, 9:36pm

on 06/07/12 at 17:55:48, Hambo wrote:
... However, the area around the shopping centre and down through to Ilford Lane just appears a little too hectic/busy which is why I was looking at Redbridge, Gants Hill and possibly Wanstead as it “appears” more pleasant ...

I think the Ilford Lane area has already had a good airing, both here and elsewhere (http://www.ilfordrecorder.co.uk/news/news/prostitution_in_ilford_getting_worse_despite_crackdown_claim_residents_1_1403453).

As for the town centre itself, it is, as you say, a shopping centre and, unless you intend to incarcerate yourself inside one of the tower blocks which have gone up recently, it isn't really a residential area.

On the other hand, I'm firmly in the codger bracket and I feel perfectly safe in Cranbrook Road at midnight, just a couple of hundred yards away.

I can't speak for Gants Hill, though I would imagine it might be a bit hectic around the main junction at night but it may well be very peaceful just a stone's throw away in the side streets.

Just off the roundabout in Woodford Avenue is a small bar called just that - the BAR (http://www.viewlondon.co.uk/pubsandbars/the-bar-info-271112.html).

Perhaps it might be an idea to pop in sometime when it's quiet - early evening, perhaps, when people pop in on their way home -  and have a chat with some of the locals? I'm sure the owner would be happy to point some out to you.

For Redbridge, you could try the same thing at the Red House (http://www.brewersfayre.co.uk/content/beefeater/restaurants/ilford/red-house.html) which is a much larger place altogether, though being a Beefeater I don't know if you'll find many of the locals popping in for a quiet pint ...

I've never spent much time in Wanstead but it does seem very pleasant, as you say - and the nearest pub is right opposite the station!

Title: Re: Best parts of Redbridge Borough
Post by Pompadour on Jun 8th, 2012, 8:34am

on 06/07/12 at 17:09:00, ROCKINCAT wrote:
Gutsy never forget that a bad area has to end somewhere just as a good area begins somewhere.

Aldgate (and Whitechapel) are awful areas no matter how close they are to The Bank Of England.

Peckham is close to The London Docklands but who wants to live in Peckham?!!

Del Boy. ;-D

Title: Re: Best parts of Redbridge Borough
Post by Feenix on Jun 8th, 2012, 9:30am
and his 'orse !

Title: Re: Best parts of Redbridge Borough
Post by ROCKINCAT on Jun 8th, 2012, 10:58am
Funny that but Del's block of flats was really filmed in Bristol!!

Title: Re: Best parts of Redbridge Borough
Post by Suli on Jun 8th, 2012, 1:36pm
Hambo, the better areas are the ones that have not been re-developed and luckily most of Redbridge is as it was over 40 odd years ago.  Ilford Town Centre, unfortunately, has been made over by the council who have not learnt that high rises and less amenities make for horrid communities in the long run.  However, it is not Stonebridge, Trellick Tower or Thamesmead - thankfully.

I will happily sing Wanstead's praises because the area is largely untouched since the first half of the 20th century but it does have its problems; youths from poorer areas do like to hang out during the night because they probably feel safer here and certainly don't seem to cause any major problems.

Gants Hill, Redbridge and Goodmayes are nice too.


Title: Re: Best parts of Redbridge Borough
Post by yanny on Jun 8th, 2012, 2:49pm
for me,.... the parks have to be the best feature,.. the only parts of the borough that are respected,.... :)

Title: Re: Best parts of Redbridge Borough
Post by Pompadour on Jun 8th, 2012, 4:11pm

on 06/08/12 at 13:36:53, Suli wrote:
Hambo, the better areas are the ones that have not been re-developed and luckily most of Redbridge is as it was over 40 odd years ago.  Ilford Town Centre, unfortunately, has been made over by the council who have not learnt that high rises and less amenities make for horrid communities in the long run.  However, it is not Stonebridge, Trellick Tower or Thamesmead - thankfully.

I will happily sing Wanstead's praises because the area is largely untouched since the first half of the 20th century but it does have its problems; youths from poorer areas do like to hang out during the night because they probably feel safer here and certainly don't seem to cause any major problems.

Gants Hill, Redbridge and Goodmayes are nice too.

Wanstead always was a nice area. As a lad I rode my bike up there at least once a week. Used to go Ten Pin bowling there in the early sixties.

Title: Re: Best parts of Redbridge Borough
Post by ROCKINCAT on Jun 8th, 2012, 5:07pm
Not a single mention of Seven Kings being nice!

Title: Re: Best parts of Redbridge Borough
Post by ktype on Jun 8th, 2012, 6:16pm
Seven Kings is blighted by the numerous fast food establishments that the council has allowed to proliferate all along the High Road.

These have attracted both passing traffic and the high local itinerant population who care nothing about the area and simply dump the residue of their food in the streets. This is helped by the council not providing a single rubbish bin away from the High Road.

Also, Seven Kings north of the High Road mostly consists of long, boring, featureless streets so, no matter what the population is like, it could never be described as an attractive area.

Title: Re: Best parts of Redbridge Borough
Post by ktype on Jun 9th, 2012, 3:01pm
Much discussion of crime, etc., on here is subjective and often from posters living hundreds of miles away!

Here are two useful links for anybody doing serious research into the area:


This one give a breakdown by ward (http://www.met.police.uk/crimefigures/index.php?borough=ji&period=year) ...

... and, if you put a PostCode into this one (http://www.police.uk/crime/?q=Ilford,%20Greater%20London,%20UK#crimetypes/2012-04) you can see what is happening right outside your own front door - or someone else's! Just zoom in and explore.

Note that the second link covers the UK - not just the Met.

Title: Re: Best parts of Redbridge Borough
Post by Hambo on Jun 10th, 2012, 2:07am
Thanks Ktype that's really useful information.  I visited two properties in the last two days so getting the ball rolling.  Currently I seem to like Redbridge area that bit more than Gants Hill despite the fact it has less shops around it.  Just seems to have a more residential feel about it.  But then again I've only seen a few roads around each area.

Even took a stroll near Cranbrook Road I think it is towards the Gants Hill side and that area seems particularly pleasant as well but I feel houses there are likely to be out of my price range from what I can see on the mainstream websites like findaproperty, oh well  :-/

But thanks all for the great feedback you have given, really useful forum for a newbie to the area like me  :)

Title: Re: Best parts of Redbridge Borough
Post by ROCKINCAT on Jun 11th, 2012, 5:17am
[quote author=ktype link=board=general;num=1339019939;start=15#27 date=06/08/12 at 18:16:16]Seven Kings is blighted by the numerous fast food establishments that the council has allowed to proliferate all along the High Road.


So Ktype....Just as Ilford Lane from the station right down to The Loxford Polyclinic is.

How and why did the council get away with allowing so many food outlets to open in such a small area?

Title: Re: Best parts of Redbridge Borough
Post by Latka_Gravas on Jun 11th, 2012, 9:10am

on 06/11/12 at 05:17:06, ROCKINCAT wrote:
How and why did the council get away with allowing so many food outlets to open in such a small area?


You are always asking these sorts of questions. Do you really expect to find any answers here? Why don't you go to the council's website and raise your issues there?

Title: Re: Best parts of Redbridge Borough
Post by ktype on Jun 11th, 2012, 10:17am
And you think the council will respond?

Several years ago there was a mass protest to Redbridge Council regarding the (then) proposed McDonald's in the High Road.

It emerged that outline planning permission had been granted three years earlier and couldn't be reversed.

So, why did none of the local residents have any inkling that this was happening? Because Redbridge Council followed the rules!

When the planning application was originally received, they notified nearby residents, giving the usual period for the application to be inspected and objections lodged.

But all the nearby 'residents' were, in the main, used car showrooms and the like, whose owners don't live locally and couldn't care the proverbial monkey's toss - plus Aldi, of course, in whose car park the new McDonald's was to be built!

So now you know how it happens. Once the council lets the rot set in, it takes on roller coaster proportions ...

Title: Re: Best parts of Redbridge Borough
Post by ROCKINCAT on Jun 11th, 2012, 10:26am
[quote author=ktype link=board=general;num=1339019939;start=30#32 date=06/11/12 at 10:17:14]And you think the council will respond?

Hold on was that my front door?
Yup it is the council's instant response team...... :)

Title: Re: Best parts of Redbridge Borough
Post by ktype on Jun 11th, 2012, 10:36am

on 06/11/12 at 10:26:10, ROCKINCAT wrote:
[quote author=ktype link=board=general;num=1339019939;start=30#32 date=06/11/12 at 10:17:14]And you think the council will respond?

Please, please, please, will you try to edit your quotes properly?

This may help: http://www.ilford.org.uk/YaBBHelp/posting.html

Note how each instruction in square brackets, e.g.: [format] must be accompanied by an end command, preceded by a slash / also in square brackets, e.g.: [/format]

When editing, it is important not to delete these commands - even the loss of one square bracket will stop the formatting working.

Title: Re: Best parts of Redbridge Borough
Post by Pompadour on Jun 11th, 2012, 12:04pm

on 06/11/12 at 10:26:10, ROCKINCAT wrote:
And you think the council will respond?

Hold on was that my front door?
Yup it is the council's instant response team...... :)

Have you left school yet? ::)

Title: Re: Best parts of Redbridge Borough
Post by ROCKINCAT on Jun 11th, 2012, 12:21pm

on 06/11/12 at 09:10:20, Latka_Gravas wrote:
You are always asking these sorts of questions. Do you really expect to find any answers here? Why don't you go to the council's website and raise your issues there?


No Latka...But I expect you to bite... ;-D

Title: Re: Best parts of Redbridge Borough
Post by ROCKINCAT on Jun 11th, 2012, 12:22pm
"Please, please, please, will you try to edit your quotes properly?"

Ktype....Off I go again...zzzzzzzz

Title: Re: Best parts of Redbridge Borough
Post by ROCKINCAT on Jun 11th, 2012, 12:24pm
"Have you left school yet?"  

Pomp...No..I brought it with me... :)

Title: Re: Best parts of Redbridge Borough
Post by Gutsy on Jun 11th, 2012, 1:52pm
The answer is simple really.
There's a demand for that type of food in certain areas.....witness school kids getting their breakfasts and evening meals from them because parents are too idle to cook real food.
The council will allow it because it means income for them,they'd rather get business rates than empty shop rates.

Title: Re: Best parts of Redbridge Borough
Post by ROCKINCAT on Jun 11th, 2012, 2:02pm
A huge welcome back Gutsy...A round of applause.. ;-D

Title: Re: Best parts of Redbridge Borough
Post by ktype on Jun 11th, 2012, 6:56pm
A couple of points about the Seven Kings McDonalds:

It was a new building on a car park, so no empty premises.
It was planned from the start as a drive through, so targeted at out of area customers (I think the drive through bit is open 24 hours).

As far as the council collecting business rates is concerned, they do, but it is collected on behalf of the Treasury who then divide up the pot and award a portion of it to each local authority throughout the country. The tax paid by MacDonald's would hardly make much difference to the size of the national pot, so it is a moot point as to whether Redbridge ended up with more money.

Title: Re: Best parts of Redbridge Borough
Post by Pompadour on Jun 11th, 2012, 8:49pm

on 06/11/12 at 12:24:04, ROCKINCAT wrote:
"Have you left school yet?"  

Pomp...No..I brought it with me... :)

The reason I ask is that  I try to guess what the person is like going by the answers to posts. In your case I had two choices, either the person replying was still at school or the village idiot.It seems you are not at school. ::)

Title: Re: Best parts of Redbridge Borough
Post by ROCKINCAT on Jun 11th, 2012, 11:54pm
Pomp..Off I go again..zzzzzzzz

Title: Re: Best parts of Redbridge Borough
Post by Ernest on Jun 12th, 2012, 4:55pm
After reading some of these postings besides the fact that I have just had a walk round the part of Ilford I used to live in about a few hours ago it makes me so glad that I got out of that place. The way that Ilford South in particular has been allowed to become sucha cesspit in parts is an absolute disgrace.

Title: Re: Best parts of Redbridge Borough
Post by tkane on Jun 21st, 2012, 12:42am
Redbridge overall is pretty affluent which is reflected in house prices. The central line is a big assett, as crossrail will be when it is completed in the next 5 years.

However, a lot of the aspirational working class throughout the borough are doing extremely well for themselves and are moving further and further out into previously mainly "white" areas. Barkingside being a prime example. Therefore I expect within the next 10 years that even Wanstead and Woodford will not be immune to this phenomenon.

This is not necessarily a bad thing, but it may be of concern to you.

At 400k you can buy a decent house either on the Cathedral or Woods estate for easy access to Gants Hill Station.

I wouldn't recommend Barkingside as the quality housing is to the North of the station near Clayhall and that is too much of a walk every day for a commuter.

Newbury park is hit and miss, a lot of the housing stock is made up of 270-300k terraces with few semi detached houses. But it is as good as you are going to get if your budget is 300k and you need a station close by.

Redbridge has a lot of 400-450k semis but I don't personally like the area, it is pretty small and you don't really get a community feel to the place.

Wanstead is nice but you don't get much house for your money. Woodford, big area so a lot to choose from.

With your 400k budget I would look at the Woods estate or some of the lesser affluent roads surrounding the Monkhams estate in Woodford Green.

Title: Re: Best parts of Redbridge Borough
Post by Jamlamont on Jun 21st, 2012, 8:12pm
Good Lord, if it isn't tkane returned to the board!!

I thought you had been vaporised by the gas from one of your exploding aspirations!

;-D

Title: Re: Best parts of Redbridge Borough
Post by yanny on Jun 22nd, 2012, 9:52pm
............maybe he heard the gossip that was going round saying that he WAS something more to do with pioneer point than just a passing pedestrian!!!  [smilie:laughing]

Title: Re: Best parts of Redbridge Borough
Post by Hambo on Nov 23rd, 2013, 8:40pm
I started this thread back in June 2012 and it has always been my intention to come back and update it as I had really valuable feedback from the contributors of this post.

After a long wait and research finally moved to the Commonwealth Estate part of Ilford after seeing properties in nearly all parts of the borough (certainly visited all parts often enough).  So my feedback on what may help others thinking of moving to Redbridge.  So a Newbie's perspective:

What I found:

- largest properties for the money I found are on the Commonwealth and they get bigger as you go into Seven Kings, Goodmayes etc (prices also drop but I found those areas to be a bit remote for me - not near enough to a tube station).
- best transport links are to be found from Ilford station to Gants Hill as there are many buses, train and tube in easy reach.
- I chose the Commonwealth Estate based on size of house, transport links, near to shops, library and park.  However, 'pretty' looking  properties at least from the outside are to be found in other parts of the borough where communities are a bit more ethnically mixed.

The bad:

- Council really needs to sort out the drunks that hang around Ilford Shopping Centre.  They don't cause trouble but can bring the area down.
- Round the Ilford Exchange it's a bit more hectic and rougher than other parts of the borough.  Local shopping centres will always attract a range of people.  But it is not that much different than other parts of London and certainly no worse that the likes of parts of Hackney, Wood Green etc.  If you prefer a quieter environment than other parts of the borough will suit you better.  But the side roads round the Commonwealth especially when you are 5 min walk plus from the station are dead quiet.

The borough has decent shops and Valentines park is gorgeous.

Being a newbie to the area my views of it may change in time.  But I find that for your money you will be hard pressed to find many places in London that offer you a decent amount of house, near a station and with shopping facilities.  I looked in East, North and West London when considering.  But the investment seems to coming to the East and with Crossrail things will only get better :)

Thanks again to all the contributors of this post.

Title: Re: Best parts of Redbridge Borough
Post by Suli on Nov 24th, 2013, 7:02pm

on 11/23/13 at 20:40:06, Hambo wrote:
really valuable feedback


what a nice thing to say - the Ilford site has some value  ;-D

Title: Re: Best parts of Redbridge Borough
Post by Toby on Nov 24th, 2013, 9:07pm
I haven't been there for a long time but back in the day the desirable area was off The Drive and off Cranbrook Rd.
Roads like Redcliffe Gardens had big double fronted houses occupied by one family.
Does anyone know if this is still the case today or have they turned into flats/boarding houses.
Clayhall was a nice area as well,I had many Jewish friends who lived there and it was a nice tight community.
What's it like today?

Title: Re: Best parts of Redbridge Borough
Post by Hambo on Nov 25th, 2013, 6:26pm
Some of the houses are still as they were.  In fact I was interested in a property on Redcliffe Gardens, and end of terrace property.  But the one opposite looked like it had been divided into a number of bedsits so it put me off the property but road itself was nice.

I can't comment on Clayhall as I am new to the area but I found it for me anyway to be quite cut off.  Would probably suit someone who was a car driver but if you have to rely on public transport to get around then I would imagine it would be a bit difficult.


on 11/24/13 at 21:07:26, Toby wrote:
I haven't been there for a long time but back in the day the desirable area was off The Drive and off Cranbrook Rd.
Roads like Redcliffe Gardens had big double fronted houses occupied by one family.
Does anyone know if this is still the case today or have they turned into flats/boarding houses.
Clayhall was a nice area as well,I had many Jewish friends who lived there and it was a nice tight community.
What's it like today?


Title: Re: Best parts of Redbridge Borough
Post by Lions9 on Dec 31st, 2013, 5:05pm
Clayhall is a decent area for Families. I live in Clayhall, the houses here vary a lot in terms of size. Prices here are rising fast as demand is never ending.
We've had 2 properties sell in my road in the last 2 years or so, one of the Houses a few doors away in which a Jewish family moved, from NW London.

The other one has a Greek family, not sure where from.

We are on friendly terms with the Jewish family and they said they moved to Clayhall as prices were to high in NW London (Brentcross).

They moved here cause the area had the same type of properties as NW London and were better value, the Jewish Schools, Synagogues and a Kosher butchers were a deciding factor for them too.

Title: Re: Best parts of Redbridge Borough
Post by Topsy on May 25th, 2014, 3:43pm


Ilford was recently voted the second worst place in Britain!   :(


Title: Re: Best parts of Redbridge Borough
Post by yanny on May 26th, 2014, 3:22pm
what was the first ???

Title: Re: Best parts of Redbridge Borough
Post by Topsy on May 26th, 2014, 7:43pm

East London was first, which could also cover Ilford.

Title: Re: Best parts of Redbridge Borough
Post by Hambo on May 27th, 2014, 6:01am
How did they come to that conclusion  ??? I can think of many more far worse places in Britain.


on 05/25/14 at 15:43:37, Topsy wrote:
Ilford was recently voted the second worst place in Britain!   :(


Title: Re: Best parts of Redbridge Borough
Post by Hambo on Mar 21st, 2020, 12:47pm
I thought I would send an update to this thread, now that I am approaching this September 2013 - having been resident in Ilford for almost 7 years.  This thread/forum was a great help.

The pros first: I still think that the properties that you get this this of London, value for money wise (price per foot), facilities etc.  still live up to what I thought they would.  Ilford Exchange is to get a remake in parts to incorporate from next year a new 'Community Market' opposite the Cineworld Cinema.

Crossrail should have been up and running by now, but we've been assured that will happen next year (2021) and the rebuild of Ilford Station is underway (long overdue).  Some of the new stock of trains are up and running though and they are an improvement, as are the 364 buses that frequent where I live in particular.

So parks, transport links and facilities are all great.  On last count there were at least 5 chain gyms here and many of them 24 hour.

What I don't like about Ilford and London overall is just how populated it's all getting.  In particular the council is hellbent on building loads of new flats concentrated in Ilford and surely that would just overwhelm local services.  Try boarding a train during rush hour either departing Ilford station or trying to get home and you'll see what I mean.

However, I'm fairly sure that many of the new apartment blocks (flats as I prefer to call it) are empty.  Prices in London are ridiculous and perhaps coming out of the EU will bring property prices down.

Traffic and getting a parking spot at the local Lidl/Farmfoods retail car park near the Police Station is pot luck.  Nearly always overcrowded, and queues to get shopping down there, well it can take time especially on a weekend.

Overall, I'm happy with the area, except just how crowded it can get at times.



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