First of all i want to say i am quite impressed by this forum and i get the feeling of a nice community of people!
I been living in Brixton for the last 5 years with my girlfriend in a two bed flat which we own. We are in our early 30s and we are looking to make our next move and buy a house to start thinking for a family :) We love brixton but in the recent years the prices gone crazy and we cannot afford a 3bed period house in the area. We are looking for alternatives and we been flirting with the idea of moving up north in the Turnpike lane/Harringay/Horsney area and we are looking for some feedback.
Our budget is around 700K - 725K max and we are looking for a 3bed period property.
Ideally we wanted south of Alexandra park or harringay ladder but is out question for our budget. Based on our research you are looking 800K+.
There are 2 areas that it seems we can find houses within our price range:
1) East of Turnpike Lane, around Downhills park, belmont recreation grounds. Roads such:
- Crossfields road, langham road, sindar road, boundary road.
2) West of Turnpike Lane, behind the wood green shopping centre. Roads such:
- park ridings, alexandra road, Horsney park road
Obviously any thoughts or feedback for the roads mentioned or any other possible areas is much appreciated. I have the following questions as well:
a) what's the plan for the clarendon road gas work and the area around it? I like the area around park ridings round but the back of the shopping mall is a bit ugly and then you have the area of claredon road gas works that it looks really industrial.
b) Any idea where the crossrail 2 station it will be? Is it going to be in the same station as Turnpike lane tube station?
c) which area (1) vs (2) has better primary and secondary schools?
d) how areas (1) vs (2) compare against each other in terms of traffic, safety, living, local community etc?
thanks in advance and i hope i am not asking too many questions :)
We bought in Mannock Road, 3.5 years ago, after seven years of renting in Finsbury park and it's the best decision we ever made. To be honest, we didn't kow much about the area, other than the high street being scruffy and the area being a couple of tube stops further out, than we were used to. We were looking at one bed ex-council flats in Finsbury Park/Hornsey/Holloway, but discovered we could get a Victorian conversion with two huge bedrooms, two bathrooms, a giant open-plan living space and a south-facing garden, for the same price...it was a 'no brainer'.
The area has the same problems as most areas in London, ie litter, some people not putting their bins away, bad taste choices for the front of houses, some unkempt rentals...no different to what you'll have been used to in Brixton. For every scuffy UPVC door, there is someone who trims their hedges and looks after their window boxes though!
The upside is that the collection of roads (Mannock/Sidar/Boundry/Langham/Stanmore/Waldeck/Carlingford) tucked behind Turnpike Lane tube/bus station are quiet and really quite nice. Lots of trees, slow traffic (thanks to speed humps and the fact that lots of them are not through-roads) it's just nice and peaceful. There are no big blocks of flats or estates in the area, so no noisy or loutish gangs of kids loitering around.
There are four lovely parks and recreation grounds, within spitting distance. Downhills Park is our favourite, with tennis courts, cafe and children's play area. You'll also find a nice family cafe in Lordship Recreaction Ground, with great cakes and snacks at less than half the price of the yummy mummy cafes of Crouch End...though they are only a stroll away, if you fancy.
Wood Green High Street IS still a bit scruffy, even after it's recent refrub, but it's so convenient. We have Lidl, Morrisons, M&S, Tesco, Sainsburys and tons shops and stalls, selling fresh fish, seafood, fruit and veg. There is also BHS, Mothercare, River Island, Topman, Clarks, New Look, TK Maxx, Primark, H&M and varies sports shops...so convenient, I hardly ever need to pop to the West End to shop now...all we're missing are Zara and Mango!
Green Lanes is AMAZING for eating/going out. The vast array of Turkish restaurants have always served fantastic food at brilliant prices, but thanks to semi-gentrification of the area, we can now go for fab cocktails, gourmet burgers, italian, tapas, swedish or steaks...all within 10 mins walk of home. There are some good pubs and indie/jazz bars in the area too. Our local pub (The Westbury) has had a 400k refit, by the owner of the Jolly Butchers in Stoke Newington and The Wrestler in Highgate. It's really nice, gorgeous decor, art on the walls, friendly staff, good food and fab wines/beers/local ales at very reasonable prices.
The area on the whole has changed in the time we've been here, there are definitely more young professionals, hipster/arty/tendy types, but thankfully it's still really kept a feeling of diversity and being 'real' London. Having grown up in Elephant and Castle myself, I love the mix and the hub-bub of different groups of people living together.
As someone else said, the local Primary (Belmont) is rated Good and has previously got an Outstanding, I'd be happy to send my son there. There are so many young families in the area, loads of play groups and events, plus a big choice of nurseries/childminders, when that time comes around for you.
As well as having lots to enjoy in our immediate area, it's very easy to get to Muswell Hill, Crouch End, Stoke Newington, Ally Pally etc for an endless array of places to eat/drink/shop and things to do, your choices are endless.
On a final note, there is a nice commnuity spirit (as you can tell, by the lovely, helpful folk on this forum). People here are always happy to recommed local trades people, or lend each other tools/ladders/picnic tables, let others know about fun events in the area, or just give helpful tips and advice. We know loads of our neighbours and feed each others cats/water each other's plants when on holiday. It's just nice to say hello to people in the street!
I hope this long (babbling?) reply has helped you somewhat, good luck with your move!
We moved from a one bed garden flat on the ladder to a 3 bed house with rear extension on Boundary Road last summer and couldn't be happier. We're expecting our first baby in 5 weeks. I echo what everyone else has said and also to add that Boundary Road has a great community Facebook page and the residents are organising a street party in the summer!
We moved here (close to Chestnuts Park) when I was pregnant with our first child 11 years ago. It is a really lovely area for young families and we have a great local community but with easy access into town.
If you are thinking longer term and wanting to be close to schools then I would say find somewhere as close as possible to a primary and/or secondary. There are no set catchment areas in Haringey, they change every year largely dependent on the number of siblings applying - the more siblings the less available places on distance. For good primaries around here catchments under 0.2 miles are not uncommon. Secondary distances tend to be a bit wider, but very similar for the most popular ones. You can get a rough idea on distances from the Primary and Secondary application booklets found in this section of Haringey's website: http://www.haringey.gov.uk/children-and-families/schools-and-educat...
Another thumbs up for Sirdar Road here. Handy for WG shops, tubes, buses. Quiet street, near lots of green spaces, particularly lovely Lordship Rec.
Regarding option 2 - West of Turnpike Lane, behind the Wood Green shopping centre. We've lived in Malvern Road, next to Park Ridings, since 1988 - no kids so I can't advise re school - but it's very handy for shops, tubes, train, parks, etc. Never notice the Shopping Mall. Many of our neighbours have been here pre-1950s, same in Park Ridings. There's a house in Park Ridings on sale for £700K just now - Although Park Ridings isn't one-way, it's a quiet road following no entry sign at the Mayes Road end. There's a short-cut to Ally Pally via Penstock Path. The Gas Works are sadly going to be demolished soon as that area is going to be redeveloped for homes but that'll probably take years...
We moved to the area 2 years ago. We bought two houses one 3bed on Langham Road and the other 3bed nr Bruce Grove station which we rent out. We bought privately without an agent so got a good deal.
Area 1) Langham Road is our home now and with a baby on the way, having Turnpike Lane 2 mins walk away is great, plus its great for switching to the Victoria Line at Finsbury Park. I work from home and visit clients during week with great ease. The street is very quiet with lovely big gardens and nice neighbors. our neighbors kids go to Belmont primary school and say its very good. Crossrail will go through Turnpike Lane station. Nice artwork and look community vibe in the local streets eg .. www.turnpikeartgroup.co.uk/ & www.lordshiphub.org.
Area 2) we looked at Park Ridings/ Hornsey Park Road aswell and choose East of Turnpike Lane. The N15 postcode was slighty cheaper than N8 postcode. The walk to the station is more hectic cutting through Park Ridings /Wood Green.
You cant go wrong with either options really. It can be slim pickings on the nice streets.