New homes in Waltham Forest: 10 best developments

New homes in Waltham Forest boast a backdrop of Victorian and Edwardian architecture and an artistic community inspired by William Morris. The first London Borough of Culture, the area also benefits from house prices below the Capital’s average. But which developments live up to the location? Read on to learn more.

Where is Waltham Forest?

The London Borough of Waltham Forest is in northeast London. It borders Enfield to the north-west, Haringey to the west, Hackney to the south-west, Newham to the south-east and Redbridge to the east. Essex lies to the north. Inside the boundaries, you’ll find Chingford to the north, Walthamstow in the centre, and Leyton and Leytonstone in the south.

Living in Waltham Forest

Apart from its long association with the Arts and Crafts Movement, Waltham Forest holds an Olympic legacy that lives on in the Lee Valley Hockey and Tennis Centre and part of the Queen Elizabeth Olympic Park. The borough also features a range of open green spaces, from peaceful parks to Lee Valley Reservoir, Walthamstow Wetlands Reserve, Leyton Flats and the tip of Epping Forest. As if this wasn’t enough, Wanstead Park and Flats are just beyond the southeast boundary.

The local community spirit manifests itself in the flurry of independent shops, cafés, restaurants, and galleries that line Francis Road & High Road Leyton. More retail therapy can be found in Stratford’s Westfield centre, just a short hop away by train. From there onwards, it’s a quick journey to Canary Warf and Central London.

Travel wise, Underground Central line services operate from Leyton and Leytonstone stations. Meanwhile, the Victoria line serves Walthamstow Central and Blackhorse Road. Both also offer overnight Tube services. You’ll also have plenty of connections to the Overground’s Gospel Oak to Barking and the Lea Valley lines. In addition, Waltham Forest benefits from easy access to the A12 and the A406.

Waltham Forest property prices

According to figures released in January 2022 by Rightmove, properties in Waltham Forest sold for around £531,041 on average over the last twelve months. Terraced homes fuelled the market, achieving around £603,398. At the lower end, flats went for £379,947, while semi-detached properties claimed £640,571 on average. Overall, prices have increased by eight per cent since the same time last year.

Average rents in Walthamstow currently sit at around the £1,466 PCM mark. At £1,644 PCM, Leyton is a bit more expensive, but rental prices drop to £1,500 when you factor in the median average. Chingford is almost in line with Walthamstow, but prices fluctuate regularly. Our figures have been based on snapshot data provided by and were accurate at the time of writing.

New homes in Waltham Forest: Top 10 developments

You’ve seen what the borough has to offer, but which new homes in Waltham Forest satisfied the residents who already live there? At HomeViews, we’re not interested in taking developments at face value. Instead, we ask residents to rate and review their experience. According to their feedback, here are the best performers in the area:

4.73 (121 reviews)
4.73 (121 reviews)

In first place is be:here Hayes – a residential development comprising 119 one, two and three-bedroom apartments. Winner of several HomeViews awards over the last few years, it offers commercial units, including restaurants, leisure amenities, and a music venue.

In addition, the development is close to Hayes & Harlington station, the M4, M25 and Heathrow Airport. Residents seem happy about the area’s ongoing regeneration and having supermarkets nearby. Reviewers also compliment the ‘spacious and well thought out’ furnished flats and love the roof terrace and communal courtyard. They describe the complex as clean, tidy, and secure.

Read reviews and details of be:here Hayes, UB3

4.45 (190 reviews)
4.45 (190 reviews)

Our second award winner, Fizzy Hayes UB3, is a residential development of one, two and three-bedroom apartments from Build to Rent developer Fizzy Living. It’s in south Hayes, right near Hayes & Harlinton station, and just a short drive from London Heathrow Airport. The development also sits between two popular green spaces – Minet Country Park and Lake Farm Country Park. Residents rated Fizzy Hayes well due to its spacious, comfortable and modern interiors and its proximity to local shops.

Read reviews and details of Fizzy Hayes, UB3

In third place, Drayton Garden Village is a large, mixed-use development with 775 residential units. It offers one, two and three-bedroom apartments and studios and a range of one, two, three, four and five-bedroom apartments. The development is only a 5-minute walk away from Stockley Park Recreation Grounds and a 17-minute walk away from West Drayton station, which has links to GWR services.

Our reviewers liked the overall design of the estate and the beautiful balcony views. Facilities include many play areas, secure car parks, first-floor terrace spaces, large private bin areas, secured cycle stands and well-maintained green areas. Drayton Garden Village hosts various shops such as a Sainsbury’s local, takeaways, a barbers and hairdressers, and a village hall.

Read reviews and details of Drayton Garden Village, UB7

3.40 (48 reviews)
3.40 (48 reviews)

Voted into fourth position, Padcroft is a residential development with 308 units across three buildings. The development is located in Yiewsley, a 2-minute walk from West Drayton station, which runs GWR services into London Paddington and Central London. High street amenities are nearby, with canal walks also on your doorstep.

Read reviews and details of Padcroft, UB7

4.68 (12 reviews)
4.68 (12 reviews)

Securing its place in the top five, Homesgate Place comprises 183 residential dwellings with a range of one and two-bedroom apartments and studios alongside a mix of one, two, three, four and five-bedroom houses. The development is a 7-minute walk away from Barra Hall Park, and a 19-minute walk away from Hayes & Harlington station. Residents enjoy having access to communal gardens and green spaces and describe the flats as spacious and ‘value for money’.

Read reviews and details of Homesgate Place, UB3

4.10 (21 reviews)
4.10 (21 reviews)

Park West is a residential development by St George and our sixth most popular development. A selection of one, two and three-bedroom apartments in West Drayton, residents benefit from the surrounding scenic green parklands and nearby Heathrow Airport and Thorpe Park.

Local amenities, restaurants and cafés are within walking distance. Convenient links operate to Westfield Shopping Centre, which has a terrific choice of shopping, entertainment and travel links. The development features a gym, well-maintained gardens, and a concierge service that help with taking parcels. There is also a bus stop about 5-minutes’ walk away, and a Tesco just a little further.

Read reviews and details of Park West, UB7

4.09 (11 reviews)
4.09 (11 reviews)

In seventh place, Arena by Barratt Homes features 261 residential units with a mix of one, two, three, four and five-bedroom apartments. The development is located in Hayes and only a 29-minute walk to Hayes & Harlington station, which offers links to GWR and TfL rail services. Residents tell us that the area is a quiet, family-friendly community.

Read reviews and details of Arena, UB3

Waterside Park is a joint-venture development by Barratt Homes and Taylor Wimpey in the far westerly suburb of West Drayton. Rated into eighth place, the apartments sit next to The Grand Union Canal and the Fray’s River. Waterside Park is a ten-minute walk from West Drayton Station, which is due to form a stop on the Elizabeth line with the arrival of Crossrail services at the station. Properties are available to rent, buy, and let as short-term serviced apartments.

One resident told us that the development has a beautiful and elegant design with spacious rooms and allocated parking. They also said there are plenty of green surroundings to enjoy, including a park with three ponds, the canal, and children’s play areas, all close to the high street.

Read reviews and details of Waterside Park, UB7

Our penultimate development, Highfield Court in West Ruislip lies just a 6-minute walk from West Ruislip station and a 13-minute walk from Ickenham Underground station. It comprises 415 one and two-bedroom apartments and four and five-bedroom houses and is surrounded by various green spaces, such as Colne Valley Regional Park. The leafy area features a golf course across the road and some nice bars and restaurants, with residents also praising the community feel and functional layouts of their flats.

Read reviews and details of Highfield Court, UB10

High Point Village – a residential development from the Ballymore Group designed by Rolfe Judd – completes our Top 10. It comprises a selection of studio and one, two, three and four-bedroom apartments. Commuters benefit from the local Hayes & Harlington station being just a stone’s throw from the development.

The local amenities include a post office, Barclays bank, an Argos and a Tesco. Residents comment on the 24-hour concierge service, the fantastic pool, spa and gym, the well-maintained green areas, and having access to a new app for updates and parcel collections.

Read reviews and details of High Point Village, UB3

HomeViews provides verified resident reviews of the UK’s housing developments. We’re working with developers, house builders, operators, housing associations and the Government to recognise high performers and help improve standards in the built environment.

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