The Complete Area Guide to Goodmayes

Full-Access Guide to Living in Goodmayes

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Living in Goodmayes

A Small Suburban Area Rapidly Gaining Popularity for its Excellent Commutes and Affordable Property Market

Estate Agents Goodmayes

Goodmayes has recently been getting increased attention from London house hunters due to its accessibility. This quiet East London neighbourhood has very good commuter connections for young professionals looking to get into Central London fast. Right now, the train ride to Liverpool Street Station takes less than 30 minutes. Soon enough, however, it will take even less as Goodmayes is on the map of the future Elizabeth Line of the London Underground (Crossrail).

Affordability is the second main feature of Goodmayes that has increased its appeal for young families looking to get on the property ladder and purchase their first London home. Home buyers are particularly attracted to the large inexpensive properties and good value for money they can get in the area. Buy to let investors are also attracted by the increasing demand for rental properties from Central London professionals.

Access to vast parklands is another reason why Goodmayes may soon end up on the list of East London hotspots. Add to this its tight-knit, multicultural community and a variety of local shops, bars, and restaurants and you’ve got a recipe for one of the most convenient neighbourhoods in London to call home.

About the Area

Goodmayes is tucked away in North East London, in the Borough of Redbridge. It sits north of Dagenham and east of Chadwell Heath, 11.5 miles from Charing Cross. The rise in property prices in the area, by an astounding 45%, is a testament to how much interest this neighbourhood has been getting from new residents in the last half a decade. Its short commutes to Central London and inexpensive Edwardian properties are very attractive features many are glad to benefit from.

Goodmayes residents appreciate its good mix of properties, from period homes to newer builds and quick access routes to green spaces filled with outdoor activities like nature trails and sports pitches. This neighbourhood also has a wide range of independent shops and chain stores, as well as a good variety of restaurants serving very diverse international cuisine.

Estate Agents Goodmayes
Estate Agents Goodmayes

Crossrail – Elizabeth Line station
Goodmayes

London Underground – Central Line
Newbury Park

Railway stations
Goodmayes

AIRPORT
London City Airport – 25 minutes by car

Goodmayes – Know the Area

Goodmayes offers a great mix of local shops, bars, restaurants, and cafes to keep residents entertained in their downtime. It also has access to many outdoor activities in local parks, nature reserves and country parks. That’s why the fact that it has recently become very appealing to a growing number of young settlers comes as no surprise to anyone. And, demand from home buyers and renters continues to rise. Our Goodmayes estate agents recommend these as the most popular attractions in the area:

ATTRACTIONS  –  ARCHITECTURE  –  PARKS  –  SHOPPING

  • Goodmayes Park – a great local parkland with an outdoor gym, tennis courts, cricket and football pitches, a cycle and a Parkour circuit, as well as children’s playgrounds
  • Seven Kings Park – a vast green space with plenty of activities for all ages featuring football, basketball, cricket pitches, and a skate park
  • Valentines Park – a 130-acre park featuring landscaped gardens, a lake, and a duck pond voted one of the best green spaces in the UK
  • Valentines Mansion and Gardens – a refurbished historical country house with restored Georgian architecture rooms and a Victorian kitchen, offering gorgeous views of the parkland around the property
  • Redbridge Museum – a fun place for children to learn the history of the London Borough of Redbridge and enjoy interactive displays about the 150,000-year old history of some of the most famous sites
  • Fairlop Waters Country Park – a vast parkland featuring many outdoor activity facilities such as golf courses, a driving range, a lake where you can practice windsurfing and sailing or angling, nature trails, and a wildlife sanctuary. The park also features the High Ropes and Climbing facility, the largest boulder park in the UK
  • Barkingside Recreation Ground – a park with cricket and football pitches, playgrounds, tennis courts, and an outdoor gym.
    Mayesbrook Park – a nature reserve with two lakes and woodland, home to a wide range of wildlife and sporting facilities like football pitches, a climbing wall, and a trampoline centre
  • Hainault Forest Country Park – a wide green space with many walking trails and an adventure play area, also including a zoo and fishing lake.

Estate Agents Goodmayes

Architecture

Goodmayes’ property market is mostly made up of Edwardian properties with beautiful bay windows and tall, spacious rooms. They often include a rear gardens and in-front parking. These types of houses are ideal for young families looking to purchase their first home.

Larger, three-storey properties can be found in and around Abbotsford Road, and Green Lane. The area around Westwood Recreation Ground is very sought-after by commuters given its easy access to the Seven Kings and Goodmayes rail stations.

There are also inter-war semi-detached houses and bungalows available, as are flats and a few new-builds.

Parks

There is a vast selection of parks and nature trails in and around Goodmayes. From wide country parks, to pocket parks and local parks like Goodmayes and Seven Kings, residents can keep busy all year round. They can enjoy outdoor gyms, sports pitches and courts for tennis, cricket, and football, take their children out to play areas and the climbing wall or the trampoline centre. There are also numerous nature and dog walking trails, a wildflower meadow and water sports at Fairlop Waters.

Estate Agents Goodmayes
Estate Agents Goodmayes

Shopping

There is no shortage of local shops in Goodmayes. They are located on and around High Road and Goodmayes Road. You can also find many international cuisine restaurants there, as well as quaint local bars and pubs. For more shopping, there are several supermarkets and chain stores residents can access easily and a local shopping mall – the Exchange.

As far as food and drinks are concerned, the area’s multicultural diversity translates into a wide range of options for even the most particular tastes.

Population

According to the 2011 Census, Goodmayes has a population made up of 13,069 residents. It is culturally diverse and hosts a wide range of Asian, as well as European nationalities. The average age of Goodmayes’ population has been reducing recently given the influx of younger residents.

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Average Property Prices

Goodmayes’ property market offers numerous affordable options. The property prices here are some of the lowest you can find in all of London. It is the neighborhood’s affordability and good commutes that have made house prices soar in recent years, in some areas by as much as 50%. Goodmayes has good investment potential especially given its upcoming Crossrail connection and its plans for regeneration. The area promises good yields for investors and good rates for first time home buyers.

Here are the average property prices you can expect to find in Goodmayes:

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Average Weekly Rental Prices

  • 1 bedroom property
  • 2 bedroom property
  • 3 bedroom property:
  • 4 bedroom property
  • Studio
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Average Sale Prices

  • 1 bedroom property
  • 2 bedroom property
  • 3 bedroom property:
  • 4 bedroom property

New Developments in the Area

Modern flats and larger homes are also available in Goodmayes. One recent example is:

Napier Court – a new residential project located in Goodmayes, at 521 Green Lane, featuring 31 affordable homes, out of which fourteen 1, 2, and 3-bedroom flats available through Affordable Rent, and seventeen 1 and 2-bedroom flats available through Shared Ownership. The project has been shortlisted at the London LABC Building Excellence Awards 2019 and nominated in three categories: Best High Volume New Housing Development, Best Social or Affordable New Housing Development, and Best Inclusive Building.

Schools in Goodmayes

There are a number of good schools in Goodmayes, such as:

  • Goodmayes Primary School
  • Eastcourt Independent School
  • Barley Lane Primary School
  • Goodmayes Kindergarten Preschool Nursery
  • Early Educators Montessori Nursery
  • Winston Way Primary School
  • Aldborough Primary School
  • Precious Smiles Pre-school
  • Palmer Catholic Academy
  • Barley Lane Montessori Day Nursery
  • Maytime Montessori Nursery
  • Mayespark Primary School
  • Mayfield School
  • Seven Kings School
  • Al-Noor Independent Primary School
  • Montessori school
  • Mayfield High School
  • Eastwood Day Nursery
  • Seven Kings Primary School
  • Playdays Nursery School
  • Christchurch Primary School

Hospitals in Goodmayes

There are several good hospitals and medical facilities available in and around Goodmayes. Here is a shortlist of available medical units:

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Estate Agents Walthamstow
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Estate Agents Wanstead
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Estate Agents Seven Kings
Estate Agents Goodmayes
Estate Agents Goodmayes
  • The Royal London Hospital
  • Whitechapel Rd, Whitechapel, London E1 1FR, United Kingdom
  • +442073777000
Estate Agents Poplar

Where to Look for Goodmayes Properties

With extremely easy access to Central London by rail and soon enough by Crossrail, large and affordable homes and access to many green spaces, Goodmayes is a great place to invest in a property. You can find plenty of options of Edwardian properties with back gardens and convertible lofts and attics in Abbotsford Road, Green Lane, and Castleton Road.The best areas for commuters are in and around Kingswood and Blythswood Roads.

For more affordable inter-war semi-detached houses and bungalows with spacious gardens check out the Lord & Mellowdew Estate. For flats, you can try Airthrie Road where many houses have been converted to apartments or around Express Drive, where several new-builds offer more modern amenities. Another good area for flats is Medici Close.

Goodmayes Park

Goodmayes Park is very appreciated by residents for its vast green areas and numerous activities for adults and children of all ages. It has been a part of the local community for almost 100 years now and continues to be at the centre of life in Goodmayes. The parks hosts many sports pitches, a dog walking area, walking trails and children’s facilities, as well as a wildlife conservation area and a large lake.

Activities in the park include:

  • Bowling
  • Children’s Play Area
  • Cycle routes
  • Dog Walk Area
  • Fitness Equipment
  • Football Pitch
  • Tennis Court
  • Multi Use Games Area
  • Picnic Area
  • Pond
  • Sensory Garden
  • Wildflower Area

Goodmayes Commute Times

Canary Wharf

Distance: 8.4 miles

By public transport: 40 minutes

By car: 25 minutes

By bike: 45 minutes

Liverpool Street Station

Distance: 9.5 miles

By public transport: 24 minutes

By car: 40 minutes

By bike: 50 minutes

Westminster

Distance: 12.5 miles

By public transport: 55 minutes

By car: 45 minutes

Goodmayes Cafes, Pubs and Restaurants

  • Boathouse Café
  • The Larder
  • The Red Lion
  • Panda’s Kitchen
  • Tromso E7
  • London Fish Bazaar
  • Ambala Sweets
  • Vijay’s Chawalla

Remax Specialized Goodmayes Estate Agent Services

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Rent or Let a Property

Our Goodmayes estate agents know what’s what and can assist you in your search for a good landlord or tenant, saving you precious time and money, too.

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