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London flat €400k convenient to West End?
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NotJustACigar · 02/12/2021 22:14

Please can I have some advice on whether AIBU to look for a flat that's 30 minutes or less walking distance from the West End please? If so where should I look? A 1 bedroom would be OK but not in a high rise building or above a restaurant. Just me and DH, no children. I want a place where I can easily go to the theatre and walk home afterwards. Thank you.

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HolidayTime2021 · 03/12/2021 16:28

@Blondewithredlips

YABU to expect to get anything in London for 400k

As you have seen from this thread there are loads.
Central London flats have fallen and are still falling quickly.
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HolidayTime2021 · 03/12/2021 16:33

@sunshinesupermum

CurtainTroubles Great it is such a nice place to live but there are a lot of flats for sale in Churchill Gardens. Any idea why that would be? Do you have high service charges? Short leases?

It is massive

The leaseholder is Westminster- so easy to renew and not expensive
ground rent is low

Westminster give you a 10 year service charge projection- every one I have seen is lower than private blocks but that may of course change.

They are ex LA. Westminster was very big on right to buy as a conservative council. About 70% are privately owned in lots of the blocks (Not sure about the Churchill) 30% council tenants and will probably remain so as there is no longer a large reduction (compared to prices- some ex LA are a million)

ESW work has largely been done if needed (again not sure about Churchill- may vary by block as the contraction differs)
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sunshinesupermum · 04/12/2021 16:43

Sounds a great place HolidayTime2021

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CraftyGin · 04/12/2021 16:45

Is there a pressing reason why you need to be 30 minutes from the West End?

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KittenKong · 04/12/2021 16:46

www.rightmove.co.uk/properties/86056939#/?channel=RES_BUY

Depends what you are looking for - this would work as a pied a terre. Not sure what service charge would be.

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CraftyGin · 04/12/2021 16:49

I put £400k max on Rightmove for Waterloo, and there were quite a few hits.

I think this would qualify for 30 minutes walking distance.

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KittenKong · 04/12/2021 16:51

I’m assuming this is a London pad and you live elsewhere? If this is right l, where would you be coming in from? Driving?

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limitedperiodonly · 04/12/2021 17:00

@CraftyGin

Is there a pressing reason why you need to be 30 minutes from the West End?

I can't speak for OP but I just like it. I hope that satisfies your pressing need to know.
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Annabelll · 04/12/2021 17:24

Elephant and Castle has loads of flats for under £400k. That’s 45 mins walk-ish from the West End and in zone 1.

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InSuburbiton · 04/12/2021 20:56

@KittenKong

www.rightmove.co.uk/properties/86056939#/?channel=RES_BUY

Depends what you are looking for - this would work as a pied a terre. Not sure what service charge would be.

With concierge it's bound to be quite high. Very busy street, but a generally nice location.
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KittenKong · 04/12/2021 21:14

About £4K pa (not sure what that covers).

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IceandIndigo · 04/12/2021 21:24

Try Walthamstow. End of the Victoria Line, 20 minutes on the tube to Oxford Circus.

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MissCruellaDeVil · 05/12/2021 00:06

You won't even get a closet for that price within walking distance to the west end!

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HolidayTime2021 · 05/12/2021 00:35

@MissCruellaDeVil

You won't even get a closet for that price within walking distance to the west end!

And yet you can.
Rightmove and the land registry recent sold prices are your friend.
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hivemindneeded · 05/12/2021 07:55

@MissCruellaDeVil

You won't even get a closet for that price within walking distance to the west end!

Yes you will. I put central London plus 1/2 mile into Right Move and there were 14 pages of flats. Everything from a gorgeous stucco wedding cake of a building just off Hyde Park (presumably not many years left on lease) to a massive range of pretty, sunny and spacious one-beds in Vauxhall, Elephant, Camden.
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EdgeOfTheSky · 05/12/2021 08:22

@KittenKong

www.rightmove.co.uk/properties/86056939#/?channel=RES_BUY

Depends what you are looking for - this would work as a pied a terre. Not sure what service charge would be.

It has a 27 year lease, and £4700 p.a service charge.
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Newpuppymummy · 05/12/2021 08:56

There are one bedroom flats in Pimlico that Are not in tower blocks or above shops for that price. Not many but A few.
Also

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Newpuppymummy · 05/12/2021 09:02

I would avoid Churchill Gardens estate. I used to work at a school there , there is a lot of issues with knife crime and drugs. Not really very safe to walk around there at night on your own. As everywhere there are some really lovely people living on that estate but also a lot of people I wouldn’t want to meet on a dark night

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hivemindneeded · 05/12/2021 09:15

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HolidayTime2021 · 05/12/2021 10:28

Having spent 6 month researching and buying a 1 bed flat within 30 minutes waking fo the west end (range was about 40 minutes). I know that there are plenty:

  1. Good flats sell quickly despite it being a dead as a dodo market overall
  2. Cash buyers will be able to get the best deals
  3. Many many flats we looked at went through the land registry at 20% below their asking price. So for £400,000 (and I would say if you can got to £450 the range is much, much better) you would look up to £500,000 and £450,000 about £550,000

    We looked:
    Fitzrovia
    Bankside/Waterloo
    Pimlico

    Also looked at a few outliers outside of these areas. Avoided borough high street as my DH doesnt like it- but that was the area with the most and although further out a bit up by the jam factory (?) also had loads. Also avoided Thames Shard/London Bridge as a bit far out but again loads there.
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HolidayTime2021 · 05/12/2021 10:31

To add- we were also looking for 450sq ft as a minimum, most were up to 550 that we saw.

I would say that layout trumps size. We saw some smaller ones with a much better layout and some larger ones with less useable space.

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ivykaty44 · 05/12/2021 10:53

www.rightmove.co.uk/properties/79536903

I’m a fast Walker, so can get from Euston to west end in 30 minutes

The advantage of this location is you could walk to the station & hop on a train to Paris

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KittenKong · 05/12/2021 11:03

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KittenKong · 05/12/2021 11:05

Auction and I can’t spot the lease length

www.rightmove.co.uk/properties/117055043#/?channel=RES_BUY

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TheCategoryIs · 05/12/2021 11:23

I live near Kings Cross/St Pancras so on the very edge of central London. In a reasonably sized two bed with a small garden. We wanted a walkable commute. Never felt unsafe but I think with that sort of budget there'll always be a massive compromise.

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