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where to live, 800-900k, inner London?

(33 Posts)
hellotoyellow Sat 05-Nov-16 21:59:17

Namechanged recently, old user.

Live in London, pregnant with number one. We currently live in SE17. Due to the insanity of the market and recent inheritance, we have a budget of up to £925k to buy a bigger house.

While we love SE London, both of our jobs are NE London, family is north of London, and we can never make it home during the day unless cycling. I'm worried that with kids, bus to tube at Elephant and Castle, etc will become a nightmare. And would like to live somewhere that is more family friendly with good school and childcare options. I'd be really grateful for any advice or experience! In a totally ideal world, we'd buy a massive five bedroom place, but in reality it's a minimum of three.

Places we've looked/are looking at:
- Crouch End - probably slightly out of budget, as Muswell Hill/Highgate certainly are, and still has bus to tube but at least NE
- Harringay Ladder - affordable but a bit further out/difficult on the train line?
- Victoria Park - probably the south side for Mile End/Bethnal Green. I've always loved the appearance of those houses, but no idea what it's like to live there
- I love the bit between Peckham Rye and East Dulwich station, but DH is convinced we'd regret it long term with transport (sometimes out to Romford/up to Barnet) - there really is no beating the tube for on the moment convenience.

The other option is to buy a more central flat, but we've lived in a little house for a few years and would like another house. We're pretty up for a project as our current house looked done and still needed a new roof/new bathroom/new kitchen in our time here so it's been pretty expensive!

I know this is a lovely problem to have, but I'd appreciate any advice or recommendations or experiences! Thank you :D

everdene Sat 05-Nov-16 22:07:45

I'd go to Queens Park/Kensal Green. Nice schools, good area, on the Bakerloo line and a bus ride to museums/Euston if the tube isn't running.

Cosmicglitterghoul Sat 05-Nov-16 22:17:31

You've no chance with that budget in Crouch End I'm afraid. The Haringay ladder just about, its creeping up all the time. The thing with the ladder though is if you're in the middle, it's a no man's land quite far from the tube. The top end is probably best as you can get to Crouch End easily (ish), but Turnpike Lane is grim.
I don't really know your other areas, would you consider Walthamstow?

phoria Sat 05-Nov-16 22:20:14

Victoria Park is lovely! If I had that budget I'd move there in a heartbeat. It's my favourite place to for a walk/cycle. Lots of families. Nice little village. The houses there look gorgeous.

wansteadmum2 Sat 05-Nov-16 22:22:01

Wanstead you'd get a 5 bed for around £850k
5 decent bedrooms garden lovely area lovely people good schools. 2 tubes, close to Westfield

mayhew Sat 05-Nov-16 22:22:06


Cosmicglitterghoul Sat 05-Nov-16 22:23:27

Just looked at Victoria Park (I should know as sister lives there). It looks pretty expensive.

hellotoyellow Sat 05-Nov-16 22:29:34

Cosmicglitter- thanks that's what I figured. We can get a three bed apartment or conversion but that's it. Are places like this this price because they are at the base of the ladder?

It's really confusing - as we don't know anyone with this budget, we've just got very lucky.

Phoria - I'm so glad you say Victoria Park is nice, I'm really not sure what to do!

Walthamstow rules us out of cycling into town, I think? I'd like to retain that option if possible (realise I'm asking for the moon a bit) as I just love my bike.

legotits Sat 05-Nov-16 22:32:46

Or buy this, I will live Upstairs so I can have a shorter office day.

I was only thinking this week it would be perfect smile

mayhew Sat 05-Nov-16 22:33:52

Lots of people cycle in Walthamstow. They're spending millions on "mini holland" cycle friendly roadworks.

SimplyNigella Sat 05-Nov-16 22:33:53

My sister has recently moved to between Mile End tube and Victoria Park and it's lovely.

hellotoyellow Sat 05-Nov-16 22:34:52

Oh legotits I wish! I'm Scottish and it turns me pale just thinking about it...

Cosmicglitterghoul Sat 05-Nov-16 22:36:01

The roads at the base of the ladder aren't very nice. I was looking to buy in the roads opposite (Haringey Gardens), but decided against it. We went for Walthamstow. You can cycle into town from there through the marshes. I suppose it depends where you want to get to though.
However, for that budget you could get a Victorian four bed house, you'd be on the Victorian line, the overground to Liverpool Street and the Gospel Oak to Barking Line. Plus it's a very friendly area.

LuchiMangsho Sat 05-Nov-16 22:37:36


Megainstant Sat 05-Nov-16 22:41:02


legotits Sat 05-Nov-16 22:45:15

And that's a very nice, trendy upcoming bit of Sheffield.

There's plenty cheaper nicer bits!
Eeeh you don't get much for your money down there.

SliceOfLime Sat 05-Nov-16 22:47:27

I would definitely consider the bottom of Harringay ladder - trains from harringay station to Moorgate/ Finsbury Park / kings cross, close to Finsbury Park itself too, and Railway Fields Park, and Stroud Green library which is great for kids. There's an overground station too at green lanes. You need to go and have a wander round the area and see what you think.

LizzieSiai Sat 05-Nov-16 22:48:46

My best friend lives directly opposite Victoria Park and she loves it! It's a lovely 2 bed Victorian house. Great neighbourhood and family friendly. I'm sure you could get a 3bed in that area with your budget.

phoria Sat 05-Nov-16 23:10:19

Walthamstow is nice but it's for people priced out of Hackney - a problem you don't have!

Victoria Park is also a very short walk to Broadway Market which is hipster heaven. smile

dynevoran Sun 06-Nov-16 07:31:30

Walthamstow is seen as for people priced out of Hackney. We certainly moved here 6 years ago when we were renting in stoke newington and couldn't buy in hackney. Now I live here I obviously see it for all its benefits and what a great community and amenities it has and if I had an extra 500k I wouldn't move back to Hackney anymore as I much prefer it here.

Also for £900k you can get an amazing house near the tube (24 hour Victoria line is amazing - 20 mins to Oxford circus is very quick as well) with lots of bedrooms and a decent garden. And loads of my friends cycle into London daily. In hackney you'd still be in a much smaller house with worse transport links - you'd be looking at the cheapest houses in hackney and you can look at the most expensive ones in Walthamstow.

dynevoran Sun 06-Nov-16 07:41:27

V close to the station and village Bit further from Vic line but near wood street station and enormous (2 mins to Walthamstow Central or 15 mins to Liverpool street) bordering a small nice area of forest. Lovely road near great primary schools and a v good girls secondary.

Loads more on right move! Love awesomestow - so much going on now here.

llhj Sun 06-Nov-16 07:46:05

Palmers Green? Stunning houses in N13 on The Lakes Estate. Great transport links on Piccadilly line from Southgate overland from PG. v close to Barnet. Easy into countryside.

Tootsiepops Sun 06-Nov-16 07:50:42

We moved from Victoria Park three years ago and I miss it every day I fucking hate Kent

daimbar Sun 06-Nov-16 07:53:57

Bounds Green you could afford a good place. Look past the area immediately outside the tube and there's a lovely park, nice pubs and it's family friendly.

Alexandra Palace area could be good option too.

soundsystem Sun 06-Nov-16 08:07:42

Around Victoria Park is lovely (lived there until quite recently). I've never really got the appeal of the Harringay ladder, just seems really far from stuff, not a great choice of decent pubs/restaurants. Crouch End transport links aren't great I don't think?

Was also going to suggest Walthamstow, or even Leyton. You'd get a 5-bed Victorian terrace in Leyton for your money, good transport links and cycle into town definitely doable. It's changed so much in the past couple of years and seems to have quite a buzz about it. I'm also hopeful that we'll one day be reclassified as zone 2 (now that Stratford is!). More up and coming than Walthamstow, although you could afford a nice house in the village near the worlds poshest Spar if you want somewhere that's already upped and come grin

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