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Tenderloin-
Well I suppose everywhere in London is overspill from somewhere else - and as long as there's good housing stock it's going to become a trendy area. I suppose even if there isn't good housing stock it will be - so much of Bethnal Green/Bow and that area is relatively grim looking but it's still getting expensive.
I don't know so much about Queens Park but I suppose East Ham has to wait until Forest Gate is pricing more people out (which is what happened to us).
But I really can't imagine seeing £1m three-bed terraces here in the next 10 years.
tbc
It is pretty amazing that 'standard' terraced houses in places that were quite unremarkable 10 years ago (Queens Park, Peckham) are now routinely over £1m.
Similar-sized houses in East Ham are still a half to a third of that price:
https://www.rightmove.co.uk/property-for-sale/property-80776444.html
Whatever problems the area has, this is a decently sized, nicely finished house, with a garden backing on to a park. Does that mean prices here are going to shoot up at some point? Or is the bubble going to burst elsewhere?
Or is East Ham a lot further away than I think, and my perspective is being skewed by knowing a lot of people who live in Seven Kings, Romford, etc.?