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thanks, sounds kind of what i'm expecting. I've walked down Francis Road lots and as you say, it's not that busy, quite a few places have been and gone but hopefully it's building up a sustainable core now.
I'm trying to imagine what i'd miss that I can walk to now.
ChasnotRobert-
We live just off Vicarage Road, bought a wreck 8 years ago for dirt cheap.
Love the area. Loads of parks big and small, marshes, Olympic Park and Epping Forest nearby, many LTNs making residential roads feel peaceful, good schools nearby (Willowbrook in particular), lower house prices than E17 and further away from the A12 hellscape than a lot of the roads with more grand housing stock towards E11.
ectoplasmosis
I’ve had pals live round there for the last 5 odd years, it’s a great area, housing stick is pretty mixed and Francis road isn’t as vibrant as you’d first think, but still a nice area. My pal bought for 500k maybe 18 months back, total doer upper though. Place opposite went for north of a mil on TMH.
Pub is great, he’s a northern gobshite who’s made pals with every local he can.