House prices have been steadily growing along the proposed Elizabeth Line for several years now – the trend has even been given its own nickname: the Crossrail Effect. The route will provide a high-speed line stretching from Reading in the west to Shenfield in the east. Crucially for City workers, it passes through Liverpool Street and has an arm branching off to Canary Wharf, making it prime fodder for the savvy investor.

While there has been a considerable slowdown in growth in more traditional high value central boroughs, outer London boroughs have been experiencing superior performance – and rental yields are following suit.

House prices have been climbing in anticipation of Crossrail’s completion, due in March 2021. But are there still bargains to be had? We take a look at the best developments being built along the line, which are ripe for either investment or for making a new home.

The area

With the impending arrival of Crossrail, Hayes will be better connected than ever, with Liverpool Street a 27 minute journey, and Heathrow just five minutes away.

Hayes boasts plenty of amenities within easy reach – including a high street, library, supermarket, cinema and sports centre.

Neighbouring Ealing Broadway is home to more than 80 shops and a range of restaurants, while nearby Westfield White City has more than 400 shops at which to spend your hard-earned bonus. For something a little more traditional, the Pavilion in Uxbridge hosts the open-air Southall Market – home to food, clothes, antiques and electronics’ stalls.

For those who love the great outdoors, both Cranford Park and Minet Country Park are less than ten minutes away. And culture vultures can get their fix at Hayes’s Beck Theatre –
a 600-seat venue hosting a range of national and international companies and performers.

When it comes to education, there’s a range of schools for all ages nearby, including Hayes Park School, rated ‘Outstanding’ by Ofsted.

The development

A historic site re-envisioned, Hayes Village is an exciting new development of more than 1,000 homes at the former site of the Nestlé factory. Alongside expansive green space, including play areas, allotments and a running track, Hayes Village will also include some original features from the Nestlé factory, including one of the listed art deco buildings.

Most homes also have their own outdoor space, in addition to the expansive communal gardens that all residents can enjoy.

And should you need it, parking will be available for some apartments.

Whether you choose a studio, one, two or three- bedroom apartment, you’ll enjoy
a home that’s filled with light and style. Open-plan living areas feature floor-to-ceiling glazing allowing natural light to flood in, while kitchens are equipped with a full range of modern appliances, making cooking and entertaining a pleasure.

Most homes at Hayes Village have their own private balcony or terrace, providing an outdoor extension of your living space.

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The area

Bordering Shepherd’s Bush, Ealing and Chiswick, Acton is a buzzing, cosmopolitan corner of west London.

With numerous parks, a Virgin Active, Westfield and the new White City complex all within easy reach, you have everything you need right on your doorstep, with the option of reaching Oxford Circus in just over 20 minutes if central London is calling.

Less than a mile from Western Circus is Churchfield Road, which feels more like a village with its pretty period properties, independent shops and cafés. Enjoy a coffee and a croissant at Laveli Bakery, stock up on fresh fruit and veg from Basil & Tom’s or grab a drink with a friend at Vindinista. If you fancy something more active, Putt in the Park in Acton Park is just a short walk away.

If education is a consideration, you’ll find a range of schools for all ages nearby. Both Ark Priory Primary Academy and Twyford Church of England High School are rated ‘Outstanding’ by Ofsted, and are just over
a mile from Western Circus.

The development

Western Circus is an exciting development boasting communal gardens and convenient amenities on its doorstep. The development of 364 one, two and three-bedroom apartments will benefit from the Crossrail extension – with the journey time from Acton Mainline station to Bond Street being reduced to an incredibly commuter-friendly nine minutes.

The apartments at Western Circus have been thoughtfully designed to maximise the views of London, so residents on the upper levels can enjoy impressive, far-reaching cityscapes from their private balcony.

The landscaped gardens in the centre of the site offer a calm space to unwind and socialise, and if you need to top up your fridge, there’s
a Lidl right underneath the development.

More than 500 cycle spaces will be available for residents and there will be a convenient Car Club scheme to take advantage of too – you can hire a car housed in the development by the hour or by the day.

Western Circus has also been designed with sustainability in mind. Initiatives throughout contribute towards reducing both CO2 emissions and day-to-day living costs. Solar panels on the tallest buildings will generate cleaner energy for the communal areas, while a centralised combined heat and power facility will provide residents with an efficient supply of electricity and heat.

All homes at Western Circus have also been designed in accordance with Lifetime Homes guidelines, ensuring ease of use and adaptability for all stages of life.

They also all benefit from a private balcony, terrace or winter garden.

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The area

Hounslow is a diverse and rapidly growing community with a wide range of restaurants, attractions, museums and parks.

Treaty Centre and the High Street are your nearest retail hubs, including plenty of drinking and dining options, including cafés, restaurants and bars. Local favourites include Takaa Tak, Indian Relish, Sangeetha, Folvark and Cafe Restaurante Moniz.

A wide-ranging regeneration programme is ongoing in the area, helping transform it into a diverse, cosmopolitan town centre community.

To enjoy the outdoors, head to the nearby Syon House and Park which is just ten minutes’ drive. Or of course, there’s Richmond Park, around 25 minutes by car.

A great day out for the whole family is the fascinating London Museum of Water and Steam, a collection of steam and pumping engines just up the road in Brentford.

If rugby is more your thing, Twickenham Stadium is just 15 minutes away, too.

Also nearby is Kingston. Easily reachable by car or public transport, it’s home to more than 500 stores, two shopping centres and
a bustling marketplace.

The development

High Street Quarter Hounslow is an exciting new development, located in Hounslow town centre. Built around a public square with shops, restaurants, cafés and a Cineworld, it will offer a wealth of amenities within moments of your front door.

This pedestrianised development will have a range of one, two and three-bedroom apartments available, and all will come with their own private outdoor space.

The development has been designed to maximise both private and communal space – all homes will have their own private terrace or balcony and communal gardens will provide attractive outdoor space for residents.

Underground car parking will be available for most two and three-bedroom homes, with a number of electric car charging points. Over 200 cycle spaces will also be available in the underground car park for residents.

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The area

On Upton Park’s bustling thoroughfare, Green Street, the area’s local Asian culture is evident from the colourful sari shops, fruit and textile markets and bakeries. Away from the high street, you can also find a surprising amount of green space, such as West Ham Park, Priory Park and Central Park, all of which are within walking distance.

Nearby Stratford has experienced a comprehensive and successful local area regeneration. By 2025 it is estimated that £22bn will have been invested in the borough of Newham, creating more than 35,000 new homes and 100,000 new jobs.

With Crossrail coming to the area in 2019, Upton Gardens’ already excellent transport options will be boosted further.

If you enjoy sports and fitness, Stratford has plenty to offer thanks to its Olympic heritage sites, including the London Aquatics Centre, the Copper Box Arena gym and
Lee Valley VeloPark.

And of course, the new West Ham Football Club stadium is nearby.

The Stratford and Docklands campuses of the University of East London are also close, and offer teacher training and a range of undergraduate and postgraduate courses. The area also offers easy access to the main campus of Queen Mary University of London in Mile End, which specialises in business and science.

The local area also contains a number of schools rated ‘Outstanding’ by Ofsted, including Cleves Primary School, and Upton Cross Primary School. There is also
a number of excellent secondary schools in the neighbourhood, including Brampton Manor Academy and Plashet School.

Nearby, Lee Valley Park’s nature reserves and riverside trails are a great place to jog, stroll or cycle. West Ham Park and Beckton District Park boast undulating grassland, natural woodland and a lake, too.

The development

Upton Gardens will be constructed on the site of West Ham Football Club’s former stadium, Upton Park. This historic location was home to the club from 1904 before it relocated to Stratford Olympic Park in 2016.

This impressive football heritage means that buying a property in Upton Gardens is
a unique opportunity to secure a piece of British sporting history.

The development offers a mix of 842 one, two, three and four-bedroom homes, and the site has been designed to maximise green areas – all homes will include private outdoor space, as well as access to communal gardens. The design of the development strongly identifies with the former football ground upon which it is built, with the layout of the buildings shadowing the layout of the old stadium and a small circus exactly where the centre circle of the pitch was.

As an Upton Gardens resident, you will enjoy facilities such as a concierge, a fully equipped gym and underground parking. There will also be storage for over 1,000 bikes, as the area benefits from good cycle links to central London – the Greenway bike freeway runs directly from Beckton to Bow, where routes leading to Tower Hamlets and Hackney can be picked up.

The development will have a number of eco-friendly features – for example, all buildings have been designed with high thermal performance glass so you can stay cool in summer and warm in the winter. The on-site energy centre generates efficient energy for the site, which means you pay less for your energy bills. In addition there will be 64 electric vehicle charge points and eight car club vehicles for use.

Barratt London is also working on an even newer development down the road. New Market Place, East Ham is a development of 277 studios, one, two and three-bedroom apartments and retail units within 18 minutes of the City. A further sign of the investment in, and expansion of, this area of East London.

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