To ask which areas of London are still ‘affordable’ for buying property?

[Acapulco12]

Looking for some advice on which areas in London are best (ie most affordable) for buying a property.

I’m a first time buyer looking for a house (rather than a flat), but willing to compromise on space for location and condition. I’d prefer to have a smaller house - but which doesn’t need a huge amount of work immediately - in a more central area that’s close to transport links. I’m happy to do work on the house over the years though - just would prefer to move in somewhere that doesn’t need a complete immediate renovation job.

Any advice on areas I could look at please?

I’ve been looking mainly at Streatham and really like that area (nice parks, good amenities and shops, have visited the area a few times and it still seems kind of affordable-ish). I also looked at Ealing and Acton, but I think those are out of my price range. I know this is a tricky question, as lots of variables, but grateful for any advice.

Beckenham.

If you aren’t bothered about being in London and just want a decent commute try Coulsdon, 28 mins to London Victoria and 22 mins to London Bridge.

Small but good enough high street, Waitrose, Aldi, excellent sushi place, hipster cafe with expensive sourdough for sale etc. lots of young couples moving in.

Personally I’d buy this and do it up, close to station and Farthing Downs for green space.
https://www.rightmove.co.uk/properties/143198126#/?channel=RES_BUY

or this if you don’t have appetite to renovate, brand new, good location for station, high street and again the downs:

https://www.rightmove.co.uk/properties/143603102#/?channel=RES_NEW

North London can’t comment.

Sydenham (you would struggle with that budget in Crystal Palace)
Some of Forest Hill (some is quite expensive now)
Catford
Beckhenham
Penge
Possibly Blythe Hill/Telegraph Hill

You could get a nice 2-3 bed house for that budget in those areas. Bromley too but I’m not a fan.

Think your friend is being unfair about Streatham but in any case I think you would struggle with the budget.

If you work in Victoria then SE London has a lot of really lovely bits to consider along the train line into Victoria - I’m in Nunhead and LOVE it. Leafy, village feel without being pretentious, lots of independent businesses, loads of community spirit and events, close to several large parks, useful transport connections (zone 2)…. The delights of Peckham and East Dulwich are also a short walk away. We have young kids and it’s an excellent area for family life, without being too boring or suburban. New Cross and Brockley have similar vibes, but slightly less villagey.

Interesting that someone else has said that Beckenham is going downhill, because I've been in the area 16 years now and think it's still becoming trendier. Several microbreweries between Beckenham and Crystal Palace, independent deli/butchers, independent coffee shops. Right place and you could have a choice of transport links to Victoria or London Bridge/Charing Cross. CP is expensive for property, not sure you're budget would go far but think you could find something in Beckenham.

Lots of parks and green space and easy access to actual Kent countryside. Beckenham Place Park is big and has a swimming lake and paddle boarding.

So I'm quite curious to know what's wrong with Beckenham!

I don't think there's anything wrong with Beckenham at all. If we hadn't decided to move out of London completely, Beckenham was on our shortlist.

Would you consider a large flat? We're in East Finchley and our flat has the same square footage as a house (it's got a loft conversion), and its own garden. The area is great - v close to central, and v good schools.

I'd go for location over space, though I grew up in Europe were it's more normal to live in flats.

Walthamstow could work. It's on the Victoria line so convenient for your work. Lloyd Park is nice.

Streatham has very nice parts eg Balham borders & horrible parts. 650k won't buy you a house in the nice part

I don't like Streatham Vale personally. What about further out eg New Malden, it's up & coming but may be out of budget

I grew up in a different part of SW London and Streatham used to be considered a place you just went to for the ice skating rink (long gone, sadly) and then left asap! But then again, in those days Balham was also a total no-go area!

The ice rink is still there & at back in the day parts of Streatham was posh with the first ever Waitrose & John Lewis.

Balham wasn't particularly dodgy, just didn't really have anything there, except the tube.

I really like Streatham for all the reasons you mention here - it seems very convenient and has everything I need. It’s so interesting that Balham used to be dodgy - now it’s unaffordable! I imagine most of Streatham will go that way soon.

The good parts of Streatham have been expensive for years

Twickenham.

Nice one in Clapham for £620k - near the common.

There are even a couple in Putney.

www.rightmove.co.uk/properties/143174345#/?channel=RES_BUY

Something like this in New Malden

Maybe Raynes Park?

There are areas around Camberwell way that are still surprisingly affordable FOR LONDON. It's all relative of course. Around Walworth for example. It's surprisingly central but because there isn't a Tube (although you're not far from Elephant) I feel like it gets overlooked.

Same, I’m curious too! People in Catford bemoan that we don’t quite have the density/young population for as much bougieness as Beckenham (although with new flats and regeneration I hope that will change), and therefore people go to Beckenham to spend their £££… I’m very curious. Maybe it’s people who don’t like the urbanisation as I imagine it was still quite villagey when you first arrived!

I thought the ice rink in Streatham turned into a Sainsbury's ?

Anyway Streatham is fine if you're used to London living am sinrelaly don't see any issues with Beckenham. Againz as long as you're a 'London person' as OP obv is.

It also depends on stage of life I'd say. If you're thinking of having kids or got kids and want space, I'd move to Couldon or further out just into Surrey as PP said as you get much more for your money, and lots of places that are half hour or so into Victoria. Couldon, Caterham, Sanderstead, places like that.

Coulsdon! Sorry my autocorrect has gone rogue.

Whereabouts?

My sister just bought a gorgeous house in Angel with the same budget as you. It’s small but she loves it.

I don’t know much about that area tbh but she’s really happy there and is a pretty normal/respectable person

she was in Balham before

Shhh about Coulsdon please, I'm looking to move there and could do without the competition! 😂

It's fucking horrible

Walworth btw, not Camberwell, which is alright

Penge. The answer is always Penge. Especially for a Victoria commute, it's about 16 - 20 minutes.

Beckenham is kind of faux-bougie. Kent wannabe. Crystal Palace and Penge are much better. Good pubs.