Help! Where to buy in London nightmare!

[Donnasweetie]

My husband and I are looking to buy our first house. We both need to commute into Victoria and have 2 young children so safety is a concern. We are currently renting in New Malden but can't afford to buy here. We are not originally from London so aren't too familiar with the area.

We have a max budget of around £350k for a 3 bed so choice is limited. We have found a few 'perfect' homes but after looking into the areas a little, we are quite put off - areas being Grays, New Addington, Plumstead.

Any suggestions that would offer us safety, decent commute plus value for money? We don't mind direction so long as commute is reasonable (up to an hour). We have looked all over and are at our wits end!!

Thank you!

[Trills]

have 2 young children so safety is a concern

What kind of safety are you talking about here?

[Imamouseduh]

Anywhere you are going to get a 3 bed house for that budget in the GLA isn't going to be in a wonderful area. Think you either need to rethink your budget, number of bedrooms actually needed, or look further out. Or lower your standards of what a 'nice' area is.

[sparechange]

Plumstead is going to be the next Peckham/Catford/Clapton up and coming area

With your budget, there are going to be big compromises, especially if you want a house rather than flat

[bibbitybobbityyhat]

Loads in Orpington.

[MaryPoppinsPenguins]

We're in Surrey not far from new Malden and I'd say you need at least 500k for a three bed anywhere around here. Would you consider a flat or a 2 bed?

[yellowbirdie]

4 bed in Dorking www.rightmove.co.uk/property-for-sale/property-47184807.html

3 bed in Reigate www.rightmove.co.uk/property-for-sale/property-58823758.html

This website is useful for www.commutefrom.com

[OlennasWimple]

Where do you need to commute to?

Presumably schools will be important for you soon - any preferences (such as church / non-church) there?

[OlennasWimple]

Sorry, I meant after Victoria, have you got to go much further to get to work?

[Donnasweetie]

Wow! So many answers, so quickly! Thank you.

Yes, we know there are big compromises to be made. Was only asking to see if there are any families out there in a similar situation and who are happy in their areas.

By 'safety is a concern', I mean a nice area where we feel safe. For example, we found a beautiful house in Grays last week. We had never been to the area before. Walked around the centre and in less than an hour, we saw 2 young lads arrested and another woman pass out drunk in burger king. Not great examples for my kids. Needless to say, we didn't offer on the house.

Victoria is final destination for both of us, so quite easy really.

Not too fussed on school. I went to a local 'rough' state school in Glasgow and I turned out ok I think 😉 (I'm also a teacher so know that great (and not so great) things happen in all schools!)

We have looked at Orpington and it is certainly do-able. Would you say it is a nice place to live? We also found a lovely one in St Mary's Cray but we're warned off the area by the agent!!!

Thank you yellowbirdie - great ideas 😊

[bibbitybobbityyhat]

I don't know Orpington but I do know that Kent is a good option for commuting in to Victoria and Orpington is only just outside London!

I used the Advanced Search button on here, searched for "Orpington" in the last 2 years and came up with lots of useful threads in the Property & DIY topic which I am sure could be really helpful to you op.

[Donnasweetie]

Excellent! I'm new on here... thanks for the tip 😉

[LadyPenelopeCantDance]

Have a look at Sussex. On the Brighton mainline so direct trains to London. Places like Haywards Heath have a nice town feeling, good schools and nice housing in your budget.

[scaredofthecity]

the petts wood side of orpington is nice (Petts wood is even nicer but definitely outside your budget) I would definitely avoid the crays.

[Needmorewine]

www.rightmove.co.uk/property-for-sale/property-47925891.html

This is a nice road, only a short ish walk from Petts Wood which is lovely and good schools.

[Svalberg]

Have you looked on the Sunray estate in Tolworth? Probably towards the top end of your budget but close to where you currently are.

[TomHaverford]

Try East Ham area in Newham. Lots of good victorian housing stock and £350 will get you a decent 3 bedder. Good schools, lots of lovely parks and very up and coming although still quite diverse. Newham is the fastest growing property area in London at the moment and is seeing lots of families move in because of the aforementioned reasons. Its still zone 3 and quick to the city.

[mycavitiesareempty]

You could prob find something in chessington, hook, epsom or West Ewell. Not that far from New Malden.

[dontcallmelen]

Hi Op I would try & steer away from the 'cray' area it's not great, agree pp pets wood much nicer also have a look at Bromley some parts may be doable on your budget. I would also give most of new addington a swerve & plumpstead is a bit hit n miss it's a long way out & has been up & coming since I was a child (a very long time ago) not that farmiliar with Surrey, but sure some other posters will be along who are.

[Donnasweetie]

Thanks all... Sussex is a good idea but the cost of the commute for 2 of us wouldn't really make it worth it.

Will look a bit deeper into Petts Wood/Orpington and also Newham. Could be a few potential properties there.

Nothing in Tolworth/Chessington etc at the moment unfortunately.

Seriously, thanks for the tips. Keep them coming....

Any thoughts on Swanley?

[Donnasweetie]

Also thanks for the heads up on places to avoid like the plague! We are so uneducated on the different areas it's unbelievable! Google searches would make you believe you are risking your life living pretty much anywhere so would much rather have first-hand opinions!

[SomewhereOver]

We moved out of SE London (Crystal Palace) a few years ago and have settled in Sussex (Burgess Hill). It's really nice round here - so close to coast but commute is doable (around an hour to Victoria). House prices are a bit inflated as it's commuter-ville but it's safe and schools are mostly good. Sure you'd find somewhere really nice in your budget round here. Good luck!

[Lalunya85]

Enfield? There are nice parts and less nice parts but around Enfield town is still relatively affordable I think. Very nice for families like yours, plenty of green spaces and a quiet feel.
Commute doable.

[MiniMaxi]

Welling or Bexleyheath? Both SE London / Kent fringes - seem safe to me when I've visited family there. Bexleyheath has more going on though is slightly further out.

[nonwonderwoman]

What about Merstham, Redhill, Coulsdon, Caterham way? 30 odd minutes into Victoria and nice areas for the budget. Should be able to get a 3 bed house in your budget...

[G1ggleloop]

I wouldn't move to newham. Most of the bits you can afford I wouldn't feel safe living. What about Dagenham East/Elm Park/Hornchurch. Not sure you'd get a house in Hornchurch on that budget but you'd get a small one in Elm Park and a decent sized one in Dagenham.