Thinking of buying in Vauxhall - what does anyone think/know about the area to persuade me vs Brixton?

[Boobz]

Hello - I've got another thread going on houses I am looking at, but not sure the title of that thread will get people to click on it to give me opinions about a new area I am exploring - Vauxhall. So at the risk of being greedy and clogging up the topic, can you let me know what you think about Vauxhall, good or bad, and whether you'd pick that over Brixton based on the following:

• DH works in Vauxhall so could walk to work
  
• Kids need to get to Lycee in South Ken so would make commute quicker (but would involved a 5 mins bus/12 min walk to Vauxhall tube in the morning, vs a 5 min walk to tube if we bought in Brixton, and we'd get a seat as end of the line
  
• Lots of our friends live in Herne Hill/Brixton/Tulse Hill, so would be further from them if we lived in Vauxhall (but not long to get there if we wanted to meet them)
  
• The house has already gone into the loft, so no chance to expand - but it is really quite big already
  
• I love the outside of the house especially - real curb appeal - is this really a reason to buy a house though??
  
• Which area is likely to go up more, prices wise?
  
• Garden much worse in Vauxhall, but it's hardly amazing in Brixton either
  
• Vauxhall cheaper than Brixton house, so we'd have some savings left over to buy furniture etc
  

Brixton House

Vauxhall House

Which one would you go for if you were me? I am really torn. I just don't know Vauxhall that well. DH is going to look at both next week to help decide!

[ApocalypseSlough]

Vauxhall will go up due to the embassy and it's so central. But the Brixton house is nicer! It's also 25 mins on the bus to the Lycée, so possibly a cheaper and more stress free morning. And it'll feel near for school friends.
I was on your last thread and would do anything to avoid transferring at Victoria with dcs.

[ApocalypseSlough]

Where will you be working? Do you drive?

[ApocalypseSlough]

Sorry 25 minute bus from Vauxhall not Brixton.

[minipie]

I haven't looked at the links but would choose Brixton as an area hands down. Brixton has a centre, a high st, a fab market, lots of residential streets... It feels like a self contained town with its own life and community. Vauxhall just feels like a big junction and a bunch of riverside flats.

[minipie]

Oh and getting a seat at brixton rather than squeezing on at vauxhall after the stockwell crowds are on will make a big difference

[Boobz]

I do drive but won't be driving kids to school/into work. I will hop on Victoria line at Vauxhall to get to Warren St for my work... so quick!!

I think I actually prefer the Vauxhall house but that maybe because I saw it most recently...

Yes Mini - I worry I would regret not doing Brixton...

[lalalonglegs]

I'd choose Brixton just because it has some sort of useable garden and the kitchen has already been extended into the side return. Has it been done up for sale? It doesn't look very lived in.

[Boobz]

No it was tenanted so they've just done the bare minimum - lick of paint etc. The kitchen looks a lot bigger than it actually is in those photos.

But yes Garden is a lot better... (but still rubbish compared to where we are now - argh!)

[velorbi]

I lived near central Brixton for long time, downside it's noisey and traffic jams awful. With children it's not near any parks , Clapham and brockwell are fair walks and to cycle is pretty horrid at the moment. Vauxhall house is near two little parks the city farm and battersea park and access to the riverside. Cycling around there is massively improved can get easily to central London

[ApocalypseSlough]

Vauxhall really is remarkably quiet! There's the city farm, lots of cafés and you really are just a walk away from the south bank.
Brixton is buzzy but it's relentlessly busy and has awful traffic.

[Bitofeverything]

I've lived all over London and moves to Vauxhall last year. Somewhat unexpectedly, it's my favourite place by miles. Art galleries opening all the time (hirst most recent, but another one going on the pleasure gardens). Love the lavender park. Oval farmers market is great. And it is so so so central. Can be anywhere (I Boris bike). And v occasionally I get around to running along the Thames (mm, v occasionally). I sound so over enthusiastic...

[Boobz]

It seems to be falling 50/50 at the moment - argh!

I worry that Vauxhall will be too quiet?

[Boobz]

Oh that sounds really positive Bit0feverything. Where else have you lived in London?

[Bitofeverything]

All over the place - grew up in primrose hill and Wimbledon (years ago!) then St. John's Wood and Brick lane, with a bit of time in Camden and brick lane. Obvs primrose hill was gorgeous, but will never be able to afford that again. It's def not quiet - the restaurants are fab - Brunswick house, pharmacy 2 etc. Obvs there is a big gay scene, but I enjoy that because there's this naughty vibe on Friday and Saturday night but they are not at all interested in me, so never any hassle. Also love bonnington square as weird hippy oasis randomly in middle - and Kennington has loads of nice pubs (tommyfield etc) and pétanque in cleaver square.

[FrankUnderwoodsWife]

Of the two I would go with the Vauxhall house.
Vauxhall is great. We owned a gorgeous Georgian house in Kennington when my DD was tiny and I loved living there.
It is very central and you have every amenity on your doorstep. Joanna Lumley lives there!

I don't know if you've answered this question, and it's none of my business, but is there a reason you're sending your children to the Lycee in south Ken? There are now outposts in Clapham which would be much easier for your children to attend, than the Lycee in south Ken.

[Bitofeverything]

No one is quite sure how nine elms is going to shake down, but I'm pretty relaxed about it... The embassies will bring lots of interesting people to the area if nothing else

[FreeButtonBee]

I'd go Brixton. You are practically on top of brockwell park at that house (partic if you go in the entrance at Brixton water lane which is beside the playground) which is an amazing park for kids. And being close to friends makes seeing them so easy. Getting on at Brixton is very easy, there is a lift the whole way down if needed. And you can get into the end carriage tucking you away from the worst of the crowds.

[Boobz]

We applied for South Ken just because it meant the kids go all the way through without having to change schools again - also because of the sizes of classes for our older too - there was a better chance of getting them in to the South Ken site than the extremely popular Wix in Battersea.

To be honest I am just ecstatic they all 3 got in to the Lycee at all as everyone told us it was impossible!

Yes - I do love Brockwell Park which is a massive draw.

[Newhouse76]

Id go for Vauxhall - the house is very close to Nine Elms station which is due to open in 2020. Having lived in both, much prefer Vauxhall and it feels much safer for DD,12 who takes the bus tp/from clapham junction station each day.

Whilst you will get a seat at Brixton, the area outside the station is just too manic I feel

[Newhouse76]

Also you are a nice 25 minute walk to Pimlico and the onto Victoria area for weekends, and the walk willl be even quicker once the new bridge is built!

[NotCitrus]

What are buses from Vauxhall to SKen like? Could get train to Clapham Jn then 360 bus, which would avoid Victoria.

For a cheaper house likely to rise much more in value, I'd go for Vauxhall - easy to get to Brixton for fun but not have to deal with the noise etc. Enough restaurants etc in Vauxhall and you can walk to central London!

[Kennington]

I take the bus from Kennington road to South Ken anfair but and it takes 25 -40 mins from the war museum
There are a fair few lycée kids on it too
You can walk to Covent garden in 30 mins and South bank is great
I have had a place there for 20 plus years and love it

[Newhouse76]

You could take the 345 bus from Stockwell to South Ken it's perhaps ten mins walk from your home but would then be straight through to the school

[ApocalypseSlough]

Yes Vauxhall is safer. As your dcs get older they'll be able to have more freedom.

[Boobz]

Vauxhall winning at the moment then...

Have 4 viewings looking around my house today (went on market yesterday) - please someone buy my house!