Help where to move? Barking, Plumstead etc.

[Sonodays]

Posted here for hopeful traffic (namechanged).

Considering moving to London. With very small budget (300K) only affordable areas are Plumstead, Barking&Dagenham etc on the outskirts.

What are these areas really like to live in? (Will look at areas once decision to move is made).

Move is mostly for work (IT contracting). Lone parent and struggling outside of London with lack of contracts, commute and childcare.

Have 2 young children (infants) schools are a concern. Currently in catchment for outstanding schools (hoping having support at home and both very bright. With schools following the same curriculum won't be such an issue. I may be naive?)

Currently in a 2 bed terrace. Naice area, although dreadful neighbours.

Advice very welcome.

You'd be able to afford a flat somewhere like South Norwood or Crystal Palace which are both good for families.

I don't think she would, like I say I'm in a nice ish part of Hither Green and our flat was still 350k.

Parts of catford or crapper bits of Lewisham maybe.

Prob not lewisham now...what about a flat somewhere with communal gardens? Or Hornchurch as someone suggested.

I live in Plumstead Common and I love it. And I moved here (because of house prices) from a very posh north London suburb. There's not much in terms of shops/cafes, although things are improving gradually. Lots of children's centre provision. Good primary schools. Lots of green space (Oxlea Woods, Danson Park, Woodlands Farm, to name but a few).

There's a strong local sense of pride and community, and I think the area around the Common is going from strength to strength. The high street is still pretty grim but I never go there.

As In you couldn't get somewhere that cheap in lewisham now!

I should have realised there's a reason I could afford these areas. It is good still to hear from people that actually know the areas.

I'm reluctant to rent with the worry of house prices going up in the meantime and being priced out whilst paying out rent.

I've started looking at areas further out but again the commute is the concern.

Are there any other affordable areas in London that are good to live in? Edmonton has come up on rightmove. Occasionally Plaistow (although I'm not too sure as I know it's always been cheap but not particularly nice as other parts of east london. Although may be up and coming?) Nothing for West in my budget.

I'm also looking at flats. As it could possibly be a home for a few years until I can afford something else. (Although it also depends on how much prices go up in the next few years. They appear lower at, assume due to uncertainty with current government, Brexit etc).

*atm

Plumstead is very up and coming. It's going a bit 'hipster' with nice little cafes springing up round the commons. As with anywhere, parts are nice and parts are god awful.

On the plus side, if it floats your boat, you'll be in catchment for Bexley Grammar School

I live in plumstead. I've lived here for about 5 years and can confirm it's getting increasingly gentrified. Up by the common is much nicer than the high street areas. PM me if you want any specifics :)

How about chingford. Nice and leafy and seems quite a calm area. I've heard the schools are ok too.

There's a very good (so I've been told) undersubscribed primary school in SE1, I.e. You wouldn't have to live in the catchment area. It's called St Jude's in Southwark and I think it's a C.o.E. school (sorry, it's a faith school if you're not into that.)

Also I've come across a thread called anyone else struggling to sell in London so you may want to rethink buying asap...there seems to be consensus that central London has reached the top of the market...

With areas, I also think M-F (unfortunately as always) we'll only be leaving to go to childcare/school/work 1st thing in the morning and then returning in the evening, home to spend our limited time together eating dinner and usual bedtime routine.

I don't go-out in the evenings during the week or weekend. Weekends we'd do our usual central London parks, museums etc.

Therefore I'm more concerned with schools/peers being 'rough'. I don't think the area will have that much of an impact to us (although again may be being naive).

In our current area it's all nice, safe and very enclosed (insular). Although we really don't spend the time here. I'm unsure though how important the good schools and safe area are (until we move and then possibly find nice schools and safety are more important). Hard to explain exactly what I mean.

Are there any other affordable areas in London that are good to live in?

Affordable and London don't really go hand in hand. Especially given the budget constraint yet wanting a house.

Edmonton is grim. On a par with Barking and Plaistow, possibly worse.

I think living out in Essex near a good train line is your best bet, but it also depends where in London you will be working as that will also impact your commute time. Hornchurch as suggested earlier would be a sensible option if it's within budget.

If you looking to speculate to accumulate, the advent of Crossrail going through Abbey Wood is really shooting the house prices up in the area.

But up on Plumstead Common, its a nice little village feel.

Therefore I'm more concerned with schools/peers being 'rough' hmmm google crime statistics for the area, its far rougher down on the high street and estates.

What do you mean peers being "rough"? It's London. There is diversity everywhere.

You will need to compromise on something IMO. You can't get a terraced house in a decent area for your budget.

How about chingford

Over the OP's budget, unless she's willing to settle for a 2 bed flat. Same for Palmer's Green. Same for Upminster.

However, Romford is just about affordable to get a 2 bed house. Admittedly it's Romford but....

Have a look at East London - Chingford through to Epping as suggested upthread. Prices do seem to have stalled a bit in recent months. I'd also second renting - have a look at these: although they're expensive most of them seem to have been reduced recently which suggests the rental market is slowing.
www.rightmove.co.uk/property-to-rent/Chingford/3-bed-houses.html
I really wouldn't buy at the moment in London - Brexit is going to completely crash the City economy which will have a massive effect on the housing market over the next few years and I can't see prices going up at all.

Edmonton is also not very nice. Chingford/Highams Park are ok,but I think would be out of your budget. Hornchurch is probably the closest area to London that is reasonably nice. Otherwise you'd have to go quite far out into Essex or round the Thurrock area (not particularly lovely but trains into London).

You wouldn't get anything in the Epping area, but possibly in Loughton/Debden on the tube line.

I had written off London with my budget and house/flat prices. Then found I could just about afford somewhere but unsure of the areas where I could possibly get a property in budget. (Same for so many others).

I'd be working anywhere in London. (I spent sometime on 'the bench' this year with contracting. I have savings for such times which were almost exhausted during the unplanned time out. The worry is savings only last so long and another unenforced time out this year we'd be struggling. At least in London I would have more contracts available. I plan to work 9 months of the year and have time off to actually spend with the children. Currently with a recent ish break for maternity leave I'm still getting the savings replenished, almost depleted with maternity and bench in the last year or so).

We are in Chingford and I would recommend it. Short drive from M25. Overground in to Liverpool St from North Chingford and Highams Park. Or bus to Walthamstow from other parts of Chingford. Primaries are all good (bar one), and there are spaces in many of the nurseries. It wasn't our first choice but we were totally priced out of where we were renting - and are v happy with our move. Would steer clear of Edmonton...

Are there any other cities where there are likely to be the sort of contracts you are looking for but more affordable housing? The trouble with having to buy further out is that you will spend a lot of time/money on commuting.

I really wouldn't buy at the moment in London - Brexit is going to completely crash the City economy which will have a massive effect on the housing market over the next few years and I can't see prices going up at all.

You really don't know that. No one does.