by Anna Scott
With all the talk in the news about HS2, my own thoughts have been turning to another rail development a bit closer to home. This is especially pertinent as a move further out into the wilds of west London could be on the cards and the impact of the Crossrail project on house prices is definitely noticeable. With the first services expected to be running by late 2018 and a fully operational Crossrail planned for late 2019, the effects may seem a long way off, but ripples are being felt across communities in west London right now. So what do we need to know about Crossrail? Whether it’s jobs, house prices, or just a case of getting around the city with a bit more ease, here’s a guide on how this new service might affect both your neighbourhood and your long-terms plans.
House Prices
Probably the most pressing issue for many of us—how will Crossrail affect the value of the property you currently own, or your prospects of buying a house near one of the stations? Well, according to Crossrail’s own figures, an immediate increase is predicted for residential capital values, with properties around stations in central London set to rise by 25 percent and those in the suburbs by 20 percent.
In west London, the stations and surrounding areas affected are Acton Main Line, Ealing Broadway, West Ealing, Hanwell, Hayes and Harlington, Southall and West Drayton. Crossrail has already indicated there could be significant property development in these suburbs, particularly around Ealing Broadway and Southall. Good news for those who already own property here, not so much for those thinking of buying.
Travel Times
Now here’s where we should see some significant benefits, ones that could make those increasing house prices worth it. Calculated on the Crossrail site, here are a few examples of predicted journey times for a selection of possible routes from west London:
Hanwell to Canary Wharf: 27 minutes
Acton Main Line to Liverpool Street: 16 minutes
Hayes and Harlington to Bond Street: 21 minutes
Ealing Broadway to Tottenham Court Road: 14 minutes
The numbers speak for themselves, and could be a big advantage for west London–based parents. Opening hours and availability for many nurseries and other child-care options are inevitably restrictive, often leaving employment options limited to local areas. With these much-shorter journey times, Crossrail predicts that 1.5 million more people will be within a 45-minute commute of existing major employment centres. It will be interesting to see whether working parents will be among the increasing number of Londoners who seize the chance to reduce their travel times.
Station Design
A significant issue for west London that may not spring to mind is the proposed design of the new Crossrail stations. There have been concerns over the new station in Ealing Broadway, with many worried that “poor design” could “scar a community” due to a lack of scrutiny by independent architectural experts. Any new addition to a community space is bound to inspire diverse opinions; many have negative feelings about Ealing Broadway’s current station, and it’d be a shame to renew the rancour.
Travel Costs
If anyone reading this commutes from outside of the M25, then you can appreciate the crippling costs of train travel, with many season ticket prices cancelling out the savings of moving further out, not to mention the added stress of extended travelling times and risk of delay. In this context, a worry at the forefront of Londoners’ minds could be how much travelling by Crossrail will cost on a daily basis. Will this be another case of escalating prices? The good news is that the mayor has pledged that Crossrail fares will be in line with London Underground and DLR prices, so costs should hopefully remain affordable for the majority of Londoners. However, Crossrail’s extension beyond the boundaries of west London into Slough and Maidenhead may raise other options—the quicker travel times (and potentially cheaper ticket prices) could be an added incentive to move further out.
What are your thoughts on Crossrail? Will your suburb be directly affected? Perhaps you feel your community hasn’t been given enough information at this point in the process. Let us know your thoughts on this major change in west London life and if you think it could have an impact on your family’s future plans.
For more information, visit the Crossrail site.
About the author:
Anna Scott is a freelance writer, parent, procrastinator and Hammersmith resident. When she’s not attempting to write her first young adult fiction novel, in between reading and reviewing the odd book or two, she can be found chasing after her two little girls. In a previous life she was a politics graduate and wine trade lackey. Head over to Anna Scott Jots to find out more…
