Crossrail 2 map and route:five emerging homes hotspots to watch from Tottenham Hale to Epsom

As Crossrail 2, the capital's new north-to-south line gets the green light, property prices are tipped to soar along the route in key locations between Hertfordshire and Surrey.

As Crossrail 2, the capital's new north-to-south line gets the green light, property prices are tipped to soar along the route in key locations between Hertfordshire and Surrey.

"The Crossrail effect" has made the value of homes near stations along the newly named Elizabeth Line rocket since phase one of Crossrail was approved in 2008.

Construction on the high-speed rail network is estimated to have boosted house prices around the new stations by 3.3 per cent per year more than local house price growth – a £133,000 hike between now and when then the first trains run in 2018, according to a report by property consultant CBRE.

While Crossrail 1 triggered the construction of 57,000 properties, the Mayor’s office estimates that Crossrail 2 will lead to the creation of 200,000 much-needed new homes.

Crossrail 2 will bisect London from north to south, stretching from Broxbourne in Hertfordshire, through the heart of the capital via Tottenham Hale in the north, and then continuing down to Wimbledon in the south-west. The route will then branch off into four Surrey stations: Epsom, Shepperton, Hampton Court and Chessington South.

The line is due to start running in 2033, around 15 years after the Elizabeth Line, as Crossrail is now called, fully opens by 2019. 

What is Crossrail 2?



Five stops to watch:
1. Tottenham Hale, Zone 3


Despite handy transport links with Liverpool Street, Stansted airport and Stratford City, Tottenham Hale is still one of London’s cheapest areas, with the cost of an average home a relatively affordable £320,000. The region is currently undergoing a £110million facelift, with investment in a new Tube, rail and bus station and more than 75 acres on offer for development opportunities.

“Tottenham Hale is a post-industrialist area where there’s lots of willingness from Haringey council to get development going,” says Susan Emmett, director of Savills Residential Research.

2. Broxbourne, Hertfordshire

A home in this pretty Hertfordshire town costs an average £454,000 and trains into Liverpool Street take about half an hour – a journey expected to improve considerably with the arrival of Crossrail 2. It has long been attractive to home buyers priced out of the capital and has easy access to the M25 and A10.

“Because Crossrail 2 stretches so far out to places like Broxbourne in Hertfordshire, it will trigger huge regeneration and opens up new areas for redevelopment,” Emmett says.

3. Clapham Junction, Zone 2

Battersea, home to Clapham Junction station, is in the grip of an £8billion redevelopment project that will include 4,000 new homes and the regeneration of the iconic power station. It is already a very popular location and an average property will set you back £684,000. Trains from Clapham Junction take eight minutes to Victoria and nine minutes to Waterloo, both of which will get shorter with Crossrail 2.

“We are already seeing massive development around Clapham Junction and we expect to see more as a result of Crossrail 2,” Emmett says.

Crossrail 2 links Hertfordshire with Surrey by way of Tottenham, Dalston, Victoria and Wimbledon

4. Tooting Broadway/Balham, Zone 3

The arrival of a new speedy service linking Tooting Broadway or Balham (it isn't confirmed which yet) to central London will spur redevelopment in these family-friendly south London areas within easy reach of Wimbledon's and Wandsworth's commons. House prices in Balham have nearly doubled in the last decade but it is still cheaper than its posh neighbours. Tooting Broadway is similarly riding a wave of gentrification thanks to its illustrious neighbours, but remains more affordable. Both areas are on the Northern line, so the arrival of Crossrail 2 will speed up journeys into central London considerably. 

“Zone 3 will see the biggest impact. Tooting Broadway and Balham will see a mixture of existing house price booms and development opportunities being taken up,” says Johnny Morris, head of research at Country Wide.

5. Epsom, Surrey

This market town, surrounded by miles of green belt, is currently 45 minutes from central London by train. It has good schools and large houses so is an attractive prospect for families with parents who commute into the capital. The average home will cost you £406,000 and although Crossrail 2 is expected to entice massive development opportunities, estate agents warn that there might be more resistance from locals in green belt areas like this.

“Epsom, Hampton Court, Shepperton: all the areas at the very south of Crossrail 2 will become interesting for development. But it is slightly more contentious [than areas like Tottenham Hale] because of the green belt debate,” says Emmett.

Miles Shipside, Rightmove’s housing expert, also issued a warning. “We’re likely to see some increased interest from investors thinking about much longer-term prospects in some of the further out areas like Broxbourne and Epsom, but given that it’s a long way off immediate purchasers are still likely to be thinking of areas along the Elizabeth Line," he said.

"While areas such as Clapham Junction and Wimbledon are still likely to grow, they’ve already had some heady rises over the past few years and so there won’t be any significant impact related to Crossrail 2 for quite a while.”


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