What would you do in our situation - property dilemma (flat vs house)

[HolyParc]

We are first time buyers, almost 40y and have 1 DC who is a pre schooler. Currently in the lucky position of having finally saved a 10% deposit but current prices + interest rates mean we don't have a wide range of options for what we are looking for.

• Jobs in London, currently live in SW London suburbs, renting a flat
• Want to buy a property, only have 10% deposit and can afford around £500K-£520K max
• Current area is lovely and fits our lifestyle vey well: great commute, many amenities, pretty, safe, nice schools etc but very £££, can only afford a flat or maisonette
• If we moved further out, we might have a longer commute (1 hour and 15 min most likely) but would be able to buy a house
• We’d really love a garden and the idea of not having any outside space for the long term is a bit upsetting, however, I don’t know whether I am just being a bit extreme about it?
• I don’t drive, am used to living somewhere with lots of amenities and be able to walk everywhere. Can obv learn but it will take a while
• House buying timelines would potentially be an issue in terms of school applications as even if we moved, we wouldn’t likely be able to be in the new house on time for school applications, which means we could potentially end in a not so great school or somewhere far from home (which would be an issue given the fact that we both commute and I don’t drive as I said)
• Salaries will increase but given our age and jobs we are not going to be able to massively increase our mortgage in a few years so unlikely to be able to stay in current area and upgrade later on

I honestly don’t know what to do. I seem to want it all but our budget doesn’t allow us to. Areas outside of London we are considering are Weybridge (very expensive), Walton on Thames (some houses are quite far from the station or the shops), Hersham (not a big fan of the area, seems a bit dull but cheaper). But commute + after school clubs not being widely available and closing sooner than nursery are a concern whether we wouldn't have that issue in the current area as we have a faster commute.
What would you do/have done in our situation?

Move to a different area of London - you could get a house with a garden in SE. Or a ground floor flat in a period conversion with a garden?

That is a long commute - if you had a garden would you even ever use it after that commute?

I’d forgo a house and go a flat for quality of life, less commute and more time together

I know Mumsnet generally hates flats but I would 1,000% go for a flat or maisonette in a lovely area that worked for me, over holding out for a house and in doing so give myself a massive commute. Literally no comparison at all.

Longer commutes can be very problematic as if there are failures it's hard to get back on time.

In addition, while outside space is nice, if you have got parks etc nearby they are just as good in fact probably better if there's a playground.

@Persipan mumsnet seems to be a parallel world, why is that???

@Octavia64 yes, that's our worry too with longer commuting times having a small DC

I love plants and flowers and would get infinite happiness from a garden, I must say. There is the odd garden flat in my area, not very common though

Depending on where you're commuting to, look at north east London. Chingford has a lovely high street, great schools and is under half an hour into Liverpool Street on the Overground. Also Woodford and Lougton. You should be able to get a three bedroom house with a garden. I would look at houses up to £550k as a lot are going below asking around there.

The thing is that if we were to stay within greater London, I would want to stay in current area as we are well settled, have friends, great schools etc etc. So I guess the issue would be whether to stay in current area and get a flat, possibly with garden or move to the HC and get a house

Does your area have any allotments or community gardens you can get involved in?

From what you have said the flat in your lovely area sounds better. With that longer commute when are you going to sit in your garden anyway.

I actually love my garden but realistically we use it in the summer only.

TBH I would probably suggest the flat in your situation. Could you get a garden flat?

It sounds that location usurps space for you.

If the commute is going to be 1hr+ from the suburbs, I was going to suggest moving out of London but you would almost definitely need a car.

@Spendonsend yes there are but it's not the same, I like the idea of stepping outside my very own private outside space, even if just a small patio

Where in SW London are you and what station do you need to get to?

You could buy a 2/3 bed maisonette with a private garden in Thames Ditton in your budget. Close to Surbiton/Kingston for fun and games but walking distance to Hampton Court and Bushy Park. I don't drive and survived(!)

I'm close to weybridge now. It's nice but the surrounding areas are better value (could try West Byfleet, Woking, New Haw - not as Chi Chi but not dumps either).

Where in SW London are you? We live in the borders between Colliers Wood, Tooting and Mitcham, and 3 bed houses plus gardens go for around £500k on roads near us. If you wanted to stay within London, i think there would be house options for you to consider.

500-520k would get you a house and garden in London?! I need to move to London!

That aside, this purchase doesn't have to be your forever place. I'd go for a flat with a view to upsize in a couple of years as it sounds like you're quite set on that location for now. A lot can change in a couple of years time and you might find your needs or wants change and you'll be able to save a bit more and build up equity in that time, too hopefully.

Go for a flat. You don’t drive and the commute would be unreliable at times. Could you get a flat with a balcony? My friend lives in a flat with a balcony and it is fabulous- she has amazing plants in it, a table and chairs and it’s great for sitting in the sun or even having breakfast.

A garden would be little use of your child was in crèche from 7 am to 7 pm.

I am selling a large sunny first floor flat in East Sheen, just by an outstanding primary, really close to Richmond Park and The Thames at Mortlake with bus stop outside and easy links to Central London and lots of restaurants/shops/ library/doc surgery a few mins walk away
£485
We lived there when my children were small and is lovely area for families.

I was in your exact position OP and chose to stay in our lovely area (Z2). I have a couple of patio / balcony
spaces and do lots of planting in pots. We are also next door to a big park.

From time to time I ask dd if she would prefer a bigger house and garden and she says not.

Having a very short commute is brilliant and means we can do drop off / pick up and get to school events.

Broadly my view is that you can always move out of London but once you go it's very difficult to come back....

Its definitely doable. I think sometimes neglected bits of London get overlooked but there are pockets where it is still possible. This one is 15mins walk to a zone 3 tube and has a good primary school within 10mins walk. I know this road and it is perfectly ok.
https://www.rightmove.co.uk/properties/141071009

Go for the flat. The extra time with family that you’ll get from not doing a long commute is invaluable IMO. London has amazing parks and playgrounds everywhere so your DC won’t be missing out. There are plenty of garden flats and flats with balconies so you can still have somewhere to sit out of a summer’s evening and have a glass of wine once DC is in bed. Also, I grew up in a Surrey commuter town and not being able to drive would be a massive pain.

Thanks all. For those suggesting Mitcham, we don't like the area and if we decided not to go for a house, we will definitely stay in current area as we love it here.
I'd love a spacious balcony too but there aren't many flats with balcony in my area, bar a few horrible and very expensive new build with tiny balconies and very expensive management fees.

We bought a ground floor flat with a garden in a lovely area with small commute. Occasionally I wish for more space but no real regrets

I wouldn't do a commute that long with small children, but I think the way you make it work is that one of you leaves at the crack of dawn and leaves work earlyish to get back while the other does the morning shift. We had to do that from zone 2/3 borders once children were in primary school.

I'm all in favour of flats, there are lots of big garden flats near me, but if you can't find that in your area then I appreciate that is tricky.

@Longcovider yes, that's already what we do, I wouldn't be able to do the pick up if I left work at 5:30/6pm otherwise. But the issue with an even longer commute and after school clubs is that we'd be even tighter with time than now

@Verite1 I think we will end up doing the same. How have you found the ground floor living? I know houses are similar in that sense but you usually get a bedroom upstairs which in my mind feels "safer" for some reasons.

But why does it need to be current area or HC when you could have many of the advantages of your current area in another part of London? HC generally has less facilities, poorer public transport, expensive nd long commute. Another less fashionable but still very nice part of London could offer you a lot more than the HC, cheaper and shorter commute, great facilities, great schools...