London after lockdown: from Bethnal Green to Tottenham some of the coolest neighbourhoods are just 15 mins from the West End

Four of the hippest neighbourhoods to call home within 20 minutes of the newly reopened West End.
PA
Ruth Bloomfield9 December 2020

A s the second shorter but grimmer lockdown is lifted today, London returns to Tier 2, bringing all our favourite restaurants and gastropubs back to life, and reminding us that perhaps we don’t really want to relocate to the middle of nowhere after all.

That said, with local parks likely to remain the most reliable social spots for some time, now’s perhaps not the time to downsize to a West End studio away from the green space and thriving communities of urban villages.

However, Homes & Property firmly believes it is possible to have the best of both.

We’ve pinpointed four great neighbourhoods with everything you want on the doorstep, but where you can be home from a quarter of an hour after curfew if you do venture out for a festive night in Soho and its surroundings.

Here’s where to live to fall in love with our city all over again.

Bethnal Green

The journey: It's 16 minutes on the Central line to Oxford Circus.

On the doorstep: “One of the biggest draws is the abundance of green spaces,” said Nick Verdi, director of residential sales at Savills.

“Victoria Park and Mile End Park are slightly to the east, whilst to the north is London Fields and Haggerston Park. At even closer reach are Weavers Fields and Bethnal Green Gardens.”

Big draw: Columbia Road
Daniel Lynch

The other big draw to the area is Columbia Road, with its flower market and shops. “Buyers and renters are spoilt for choice with a large selection of independent eateries,” said Polat Ali of Hunters.

“One my favourite restaurants is Laxeiro, a family-run tapas place right on Columbia Road.

“The high street is also seeing the results of gentrification, with many high-end bars and restaurants replacing old handbag and shoe wholesalers.”

Verdi agrees that Bethnal Green’s nightlife is a real selling point. “There is a constant flow of new ventures and pop-ups, alongside well established institutions,” he said. “Pellicci’s café has been run by the same family since 1900 and more recent openings have proved popular, the likes of Mother Kelly’s in Paradise Row and Sager and Wilde.”

Sam Levack and Jennifer Lewandowski
Matt Writtle

Artist Jennifer Lewandowski moved to Bethnal Green in 2007, attracted both by its creative and diverse community and by its comparative affordability.

Ten years ago Jennifer and her creative partner Sam Levack, both 41, founded their own studio and gallery in a former shop on Bethnal Green Road (levacklewandowski.com).

“Bethnal Green is a very bustling community — it is always on the go,” said Jennifer. “There is always something happening. Sam and I both like to walk around with our cameras, and we have really used it as our muse in some of our work.

“The architecture is very diverse. The Victorian terraces stand out and there is also a lot of modernist social housing. And of course you have got wonderful pubs and cafes and interesting shops.”

The area has, inevitably, changed massively in the past decade. When Jennifer arrived, Redchurch Street, now a strip of rather stylish bars, galleries and restaurants, contained “just one very old-fashioned café”.

But she feels that the area has generally held on to is authentic vibe. “It is still a stronghold of the old East End and I don’t think that will change,” she said.

What’s the catch? At the moment Bethnal Green is still affordable enough for artists’ studios and small galleries all over the place. But as always with gentrification, points out Ali, there is always a risk that it gets too busy and loses some of its character.

The bottom line: Although Bethnal Green’s Shoreditch borders have their share of £1 million apartments, you can still buy a one-bedroom flat within half a mile of the station for under £400,000 (or a two-bedroom flat for around £500,000). Renters after a one bedroom should budget around £1,300 to £1,500pcm or around £1,600pcm for a two bedroom.

Hanwell

The journey: At the moment you have to get an overground train to Paddington (from 15 minutes), then hop on the Bakerloo line and Victoria line — getting to Oxford Street or Bond Street will take at least half an hour.

But when Crossrail enters the fray next, this journey will be cut to a slim 17 minutes.

On the doorstep: Fiona Lee, lettings manager of Winkworth in Ealing and Acton, has lived in Hanwell for 20 years. She rates it for its open space — the cute “bunny park” (real name: Brent Lodge Park) with its petting zoo and café, as well as walks along the flight of locks on the Grand Union Canal.

Grand Union Canal: lockside in Hanwell will be just 17 minutes to Bond Street once Crossrail opens
Alamy Stock Photo

The local schools are excellent (the vast majority have either “good” or “outstanding” Ofsted reports), which is why young couples who move to the area tend to stick around.

There are lots of places to eat and drink nearby. Lee particularly recommends gastropub The Green W7 and The Fox, while takeaway from The Golden Chip will hit the spot in any future lockdowns.

What’s the catch? The Uxbridge Road slices through the middle of Hanwell and it is traffic-logged and ugly.

The bottom line: You can pick up a two-bedroom Victorian conversion for £400,000 in Hanwell, or a bit less if you are willing to live on a busy road or on the borders of Greenford.

A one-bedroom flat will cost around £350,000. Renters will pay around £1,400 to £1,500pcm for a two-bedroom flat, or from £1,000pcm for a one bedroom.

Kilburn Park

The journey: A lucky 13 minutes from this zone two location to Oxford Circus on the Bakerloo line (source: TfL).

On the doorstep: Kilburn High Road has stubbornly refused to smarten up, and the traffic is grim, but this jolly strip of bargain basement shops, banks, supermarkets and markets has a safe and authentic feel.

For something a bit posher you can walk to the cafes, bars and restaurants of either West Hampstead, Queen’s Park or Maida Vale.

Kilburn Lane: find the best value on the borders of Kilburn
Daniel Lynch

What’s the catch? Despite the name, there’s a lack of local open space, other than Paddington Recreation Ground which isn’t fabulous. Regent’s Park is a half-hour walk away and well worth the effort.

The bottom line: Maida Vale’s slightly shabby next-door neighbour has some very good quality period houses — from Victorian townhouses to white stucco villas. There are also plenty of modern apartments.

You’ll find the best value on the borders of Kilburn, rather than Queen’s Park or Maida Vale. A two-bedroom period conversion would cost around £500,000 or you could go for a slightly dated purpose built property which would bring the costs down to £400,000 to £450,000.

For renters, a two-bedroom flat would cost around £1,400 to £1,500pcm.

Tottenham Hale

The journey: Just 14 minutes to Oxford Circus on the Victoria line.

On the doorstep: Explore Walthamstow Wetlands, shop at the improving Holcombe Market with its good range of street food (plus traditional stalls) or the farmers’ market on Tottenham Green, or drop in for a cocktail at Mona’s Bar

On the Victoria line: Tottenham Hale is just 14 minutes to Oxford Circus
Daniel Lynch

Tottenham is surprisingly leafy, it’s got a microbrewery, new cafes keep on popping up and, should it be an issue, the local schools are very good. Tottenham is no retail mecca but there are useful shops on Broad Lane, plus the dreary Tottenham Hale Retail Park.

What it has got is massive potential. Developer Argent Related is involved in plans to build just over 1,000 new homes, offices, shops, restaurants and cafes in the area over the next few years.

What’s the catch? Tottenham’s rep for crime and poverty is being improved, but the area is still very grotty in parts.

The bottom line: Brand new two-bedroom flats are priced at around the £500,000 mark. Second hand you could get a nearly new two-bedroom flat for £400,000 to £450,000. Period property is scarce but you might find something around Bruce Park.

For renters, two-bedroom flats have asking rents of between £1,200pcm and £1,400pcm.

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