Let’s move to: Haggerston, east London
This article titled “Let’s move to: Haggerston, east London” was written by Tom Dyckhoff, for The Guardian on Friday 29th April 2011 23.02 UTC
What’s going for it? Now that Dalston is practically Knightsbridge, where is an aspiring hipster to lay down his or her bowler hat (trilbys are so 2005)? Haggerston has a modish and affordable in-between-ness. It’s not quite anywhere. It has a name, a park and a new station on the London Overground. But no centre, really. It’s essentially cobbled together from the leftover streets discarded by its more illustrious neighbours. West, De Beauvoir Town; north, Dalston. South, Shoreditch and Hoxton went fancy years ago; even Hackney out east has acquired delusions. Who cares? Because look carefully for a home in-between (a street here or there makes all the difference), and you can be walking distance from the delights of all of them – artisan bread and attitude on Broadway Market, the brilliant London Fields Lido, catfish on Ridley Road Market.
The case against Dark alleys and dubious streets. There’s a strong community, but some might miss the lack of a centre. The pretensions of Broadway Market might drive some to insanity.
Well connected? And lo! The London Overground line did arrive, transporting you north to Highbury & Islington, and tube connections. Copious buses ply Kingsland Road, Dalston Lane, Mare Street.
Schools Primaries: Gayhurst Community, Randal Cremer, Sebright are all “good”, says Ofsted, with London Fields zooming up recently to join them; Queensbridge is “good” with “outstanding aspects”. Secondaries: Haggerston School and Hackney Free & Parochial CofE are both “satisfactory” but greatly “improving”.
Hang out at… Broadway Market, natch, in one of the cafes with too-cool-for-school-or-smiles staff. Or have a nice time and go to the Dove.
Where to buy A mix of delicious early Victorian streets and pre- and postwar housing estates. The rack of streets off Queensbridge Road (Richmond, Middleton et al) are the plum spots, though there’s some interesting property down back alleys. There’s been loads of property speculation, especially along the canal and the London Overground line: mixed bag, though some, like Adelaide Wharf, are lovely.
Market values One-bed flats, from £115,000 for ex council, from £180,000 for period conversions/new builds; two-beds, from £160,000 for ex-council, £250,00 for period conversions/new builds; three-, from £200,000 and £350,000 respectively. Terraces: three beds, from £550,000.
Bargain of the week Four-bed 1960s terrace house on Albion Drive with a nice back garden, needs modernising; £499,995, with Keatons.
From the streets
Sue Wardell “Haggerston Park is a walled haven, away from the overpeopled London Fields.”
Danielle Goldstein “I live in De Beauvoir Town, close to Haggerston station and the canal. I can walk to Angel, Camden, Victoria Park, and avoid the traffic and crowds.”
Kathy Benyon “A truly magnificent Moscow underground-style London Overground station means we’re now wonderfully connected – four stops to Kings Cross via Highbury & Islington. Near the action, but not in the action.”
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I am very confused abut where exactly is where in this area of East London. We have just bought a flat right next to Hoxton overground but within five minutes walk of Haggerston Park. Do we live in Hoxton, Haggerston or even Shoreditch? We are one minutes walk from Kingsland Road. The area is vibrant and exciting. Cafes and pubs are plentiful with independent galleries nestling in both prime locations on the Kingsland road and in run down warehouses and dilapidated buildings off the main roads . The area is ripe for exploration and once you have visited the obligatory landmarks such as the Columbia Road flower market (Sundays), venture off down side streets and chance upon first night openings and gaggles of insanely hip people enjoying canal side cafes. Bicycles are omnipresent which for me personally is always a good thing. Spitalfields, Brick Lane and The City are a medium walk away. And the Gherkin is ever present on the horizon. Apologies for all the cliches but I adore this area,’ dark alleys, dubious streets’ and condemned buildings included.
What happened to all the council tenants that lived along Whiston road were moved,the flats demolished and private homes built on the land?I suppose that once these are all rented or sold the council will start talking about reopening Hagggerston swimming pool because the locals want it.The area isnt ripe for exploration but ripe for exploitation.
@Melissa – You don’t live in Hoxton, as Hoxton is generally regarded as being on the west side of Kingsland Road. I’d say you live in Haggerston. Shoreditch is located south of Old Street.
Haggerston road might give people a clue to where haggerston really is.
The council tenants that lived on the Kingsland Estate in Whiston Road voted to transfer to London & Quadrant housing association. Those that have been decanted will be rehoused in the new flats.
barry b thanks for that information.It seems strange though that people who have lived in the district for ages all nearly move out.
@Pat: social cleansing?
GSOB,my thoughts exactly.
Pat all those residents who have been decanted will be able to live in the new estate. Several of them might prefer to stay in the area they have moved to but that is their choice.
Barry b,Do you know what those areas that they have moved to.
I’ve just moved to Whiston Road and I must say that I’m very impressed! Some super delis and a lovely pub near Haggerston Park where my pals and I had a wonderful game of darts while tucking into delicious cup cakes and quinoa bites whipped up by the charming maitre d’. I say yah boo to the likes of Knightsbridge; who needs it when Haggerston has become such a sine qua non?
Pat I dont have figures to hand but if memory serves me correctly its other parts of Hackney and Bethnal Green.
BaryB what a lot of people i have talked to are worried about is that they,if you would like to call them,the proper locals,are being squeezed out of areas that they and their families have lived in for generations.
@Georgina: ooh, keen-wa! 😛
GSOB,reading georgina comments,its little wonder that the residents of whiston road decided not to come back too expensive
@Pat: that’s the one major downside to having a middle class influx – prices being adjusted upwards accordingly. That said, the quality of shops and pubs has tended to improve (and it’s gratifying to see that one can still play darts somewhere).
The real, long-term problems are landlord greed – we’ve seen some outrageous retail rent increases in London, at a time when the economy has been depressed and inflation low – and FTSE-listed companies taking advantage of gentrification by driving out the independent business which helped bring it about in the first place. Oh, and local authorities facilitating this kind of behaviour, not to mention ramping up the level of business rates themselves.
GSOB,part of the councils vision for the future?
GSOB,lets all get down THE ACORN.
@Pat: what ales do they have on there?
GSOB,I cant remember.The last time I went in there jim davidson was the compere and there were topless dancers.VeryPC
Shoreditch-style irony? 😉
GSOB,That was about 1975 and no-one had any idea that they were living on top of a goldmine.
Ah yes, the era of Benny Hill, Watney’s Red Barrel and secondary picketing…halcyon days! 😀
GSOB,they say that history repeats itself,on the BBC last night was a programme about housing estates,The first housing estate to be built was in Shoreditch.5000 people were cleared out of the slums at the back of Shoreditch Church the new estate was built but only eleven of the five thousand could afford to move back onto the new estate.So what happened to all those residents of Whiston Road who moved out?X Files stuff.
In Barking, no one can hear you scream! 😀
GSOB,but what happens when Barking is suddenly found?I know that is stretching a point but I think you get my drift.
Can you please tell me if Whiston Road was Whiston St?. My ancestors, the Barker family lived at No 53 Whiston St in 1892 and then 32 Whiston St at least from 1895 to 1911 (pos longer). I would love a photo of the house if anyone knows where I can access on from too. Cheers Chris (Australia).
Chris best to contact Hackney Archives at archives@hackney.gov.uk