Where in London could we find a 4 bed for our 600k budget?

[mootie]

We live in a part of London we love, but can't afford a 4 bed house. We could do 600, 610k at a stretch and need to be near good schools. Where should we go?? Would consider out of London, but need to have a commuting time of less than an hour and a half into central London. Help!

how about this? www.findaproperty.com/displayprop.aspx?edid=00&salerent=0&pid=8789805

I'd love to have 600k to spend

There are loads of places in zone 3 and further out. Do you prefer N, S, E or W? Where do you need to commute to?

Have no idea about within London but outside London what about:

south west - Epsom, Guildford.

south east - Bexley, Bromley/Petts Wood

east -Upminster, Brentwood, Chelmsford

All have very good schools - Bexley and Chelmsford still have the grammar system, I think Epsom may as well but hopefully someone else can confirm that.

Journey times are about 30 mins max to London by train.

Cambridge. Almost all schools good or outstanding, and the train to Kings Cross is 50 mins and to Liverpool Street 1 hr 10. You'd easily find a 4 bed for 600k within 10-15 mins drive from the station - even on foot.

Just an example, but this is in a town in Kent that's an hour from Victoria or St Pancras. Loads of other places in Kent are commutable with really god rail links, just have to have a look, and you get a lot more bang for your buck than in London.

for example this

or this

swimming pool!

yes, I wish I had a £600k budget as well....!

Thanks for the tips. I know we are super lucky to have such a good budget.

I'm not sure I can 'do' suburbia - town or country, not inbetween. We are in Hackney, it's a bit of a leap. I've looked at Cambridge, but it's a bit too far at the moment.

A related question - it is best to chose an area and a school, and then wait till a property there comes along, or are we better off trawling and pouncing on something when it fits all the criteria?

And if you love the area you are in but the house is not right, is it mad to want to move??

Bromley/Beckenham
East Dulwich

Commuting - St.Albans, Brighton

I lived in Hackney for 27 years. Now live in Hayes, Bromley. V suburban, but I love it here.

Are you looking to be near good state schools, or near good private schools?

Maybe East Dulwich.
If not, Nunhead? Telegraph Hill?

LB of Sutton. Excellent primaries. Also has selective secondaries, and property prices are good, bits of it are 5 mins from green belt land.

We paid under £400k for a 6 bed house that needed some work, 18 months ago.

here, but they are showing the wrong map!

here

here

Should all be in the catchment of an outstanding primary, Streatham Wells, though the second nearest, Hitherfield, is good too, and a very good secondary (Dunraven). These are in the general area of Streatham Hill, which has excellent transport routes, fast Thameslink or London Bridge trains from Tulse Hill, Victoria from Streatham Hill, buses to anywhere, and 5 ins on the bus to the tube at Brixton. Good local parks, toddler groups, friendly community etc.

For the best chance of Streatham Wells look at the Hillside Rd end of Wavertree, Downton or Cricklade Rds, also Lanercost and Palace Rd or Hillmead Rd

in catchment and £430k!

and this!

what's wrong with this -one

and

decorating heaven!

What about SE London? Can get the East London line to Hackney and some very lovely houses about like this one, or this or maybe you could get this one down. You get a lot more for your money, good transport links and lots of interesting things going on locally.

Know what you mean about suburbia, but you could just about get 4 beds in Twickenham for that - all the primary schools are fab and Orleans Park secondary is vastly improved (last Ofsted in Nov was outstanding). Good fast frequent train into Waterloo ( 20-25 mins, although we get the tube from Richmond). We moved here from Angel for schools, green space etc. There's a community feel and loads to do with kids, although some people find the planes a bit offputting if you're not used to West London. Teddington also possible - less plane noise, trains less frequent, fab schools for both primary and secondary, and as a friend who moved there from Finsbury Park says, a bit like a posher less 'edgy' Stoke Newington!

Wow - that last one BooHoo links has a full scale church organ in one of the rooms!

It' a great house!

Looks like Streatham wins. Can I convince dh? These might help.

@blackeyeddog, the beautifully decorated one is nearish where we are, but too far for dd to stay at same school, and nearest school to it is not very good. if we are going to go to the trouble of moving, I want a 'good' school please. The Clapton Sq one is interesting, but a bit pokey overpriced in my view. Not sure I wanted to live anywhere listed. I think I've just outed myself as a tad picky.

@carobeaner they are lovely.
@boboo who could resist a house with its own organ. i wonder if owners could be convinced to leave it.

You should still be able to get something in E5 in the catchment for Rushmore or Milfields

@betterthanchocolate Maybe, but the market is dead quiet at the moment.

How about Walthamstow? £600k would buy you a lot. Better transport than Hackney. A bike ride away from Hackney. Similar feel to Hackney. But cheaper

www.findaproperty.com/displayprop.aspx?edid=00&salerent=0&pid=8671810

rambling rosa, that looks amazing, but why no more photos? Hmm...

It says "totally refurbished" so might be a work in progress :) Also in the catchment for Greenleaf Primary which is supposed to be good and only 5 mins to the village

We couldn't afford to stay in Hackney so funny enough we are off to Walthamstow. A few of the estate agents said they have alot of people moving from Hackney

Lee 'conservation' area in Lewisham. We are buying a house there.

This house is overpriced IMO BUT I think is in catchment for Brindshe Lee Primary (one of top 100 primary schools in the UK, I think). Notoriously small catchment for Brindshe (136 metres this year!) but there are several other good primaries around... Hither Green station is walking distance and only 12-13 minutes into London Bridge station.

Slightly cheaper and possibly in Brindshe Catchment

Not sure why no more photos. There might be more on the estate agent's website. That's not unusual for Walthamstow though. I was lookiing for my mum in Walthamstow recently. I think the budget was £500k and some of the properties were absolutely incredible.

If you don't know the area, I recommend you have a wander round at some point. Go to the village (gorgeous houses but mainly quite small/cottagy affairs), Rectory Road, Grovesnor Road, etc.

What schools are you after? Primary or secondary? Village and Wood St end of Walthamstow are in catchment for Henry Maynard primary and pre school which is outstanding. Walthamstow Girls secondary is outstanding too. Not so many good choices if you've got secondary school age boys though.