3 bed house in london for less than £500k

[Stokey]

Advice wanted please - live in a 2 bed flat with no outside space in Stoke Newington and need to move. Have 2 yr old and am pg with number two. Both dh & I work round the city so don't want to increase commute time significantly.

Would really like a 3-bed terrace with a garden or similiar but can't go above the £500k mark. Considering Clapton but not sure about schools or whether we can get somewhere at that price. Other areas - Haringey (schools?), Muswell hill (too pricey?), Wanstead (too surburban?). Think East Dulwich is out of range too, am even considering taking the leap to the country to try & get more for money but worried about commute as work 4 days a week. Also have no clue where to start area wise - family nowhere near.
Any views greatly appreciated.

Walthamstow.
Two tube stations
Many over ground stations
15 minutes on the victoria line to town
Edge of the Epping Forest
Get out of London in a few minutes (on A406, M11, M25)

Lots of snobbery about it but it is diverse and the housing is very affordable. I you want to use up your budget you can live in the 'village'.

I am prepared for people to leap in and go 'ewwwwwwwwwwwww'

But I like it

Definitely on a considered list - though my estate agent telling me "pple like you move to walthamstow" put me off a bit!

Any idea what primary schools are like? And would you go for the village or is the bit round the tube ok?

come south! we were in the same situation as you a couple of years ago. we lived in a flat in streatham and loved it but then we ended up buying in tooting. we bought a 3 bedroom house, we have a double reception, a sit in kitchen with plenty space and a loo. three good siz bedrooms and a big family bathroom with a decent size garden.oh and also off street parking. We live iwithin 5 primary schools all walking distance and all good or above in ofsted. There are loads of families and have got to know loads of them. there is a real community feel. We are near a lovely common too and also have the best curries on our door step! you have balham up the road for the train station although tooting has an overland too which takes you to london bridge. have i convinced you yet?! ;)

Hello, as you can see we have very similar names and I was in same situation couple of years ago. We moved to Forest Hill from Stoke Newington and really like it. Nice schools, community and defintely be able to get a house for under £500k. East London line is really good for the city as are trains to London Bridge. Honor Oak is lovely as well and pretty much where folk who can't quite afford to live in East Dulwich move! Horniman is brilliant as well. Take it from a die hard ex Stokey girl, there is life South of the River!

meant to say our house was £475 but we could have got it for lower we think but we were in such a rush to move.

I couldnt afford the village but it is very lovely. I think the estate agent meant 'people like you who really would like to live in primose hill/upper st but cant afford it move to Walthamstow.

Area round Blackhorse Road is grotty and due for a lot of upheaval.

Nice places near Walthamstow central - older properties. Busy and the parking is difficult though (you should be used to that in Stoke Newington).

I live in the unfashionable Higham Hill, 15 min walk from the station. Its all ex council (1940s) houses round here. I like it but it is a bit chavvy (I can say that cos iz a bit of a chav). Nearer Lloyd Park there are some lovely Warner properties and you are 10 mins from Walthamstow Central station.

There are LOTS of primaries in the area so loads to choose from. There has been a shortage of places but I think they are sorting that now. Mine went to Winns (near Lloyd park) and I liked it but that was a while ago. DS2 went to Hillyfields but I moved him to a special needs school.
I am hoping to send the little ones to Winns.

Secondary is more limited but if you go a bit further out there are some very good schools in Woodford.

I honestly think its worth a look. It has a lot going for it. There are some rough bits but that is London for you.

Lee in Lewisham. Look for the streets around Manor House Gardens where it is in a conservation area. It's really beautiful. You can get a 3-bedroom house for just under £500k. The only two outstanding primary schools in Lewisham borough is near us. Actually, most of the primary schools in the area is pretty decent and within easy commuting to the good grammar schools in Kent when your DCs are older. Nearest station is Hither Green, which meets at a fork of two Southeastern lines, which means frequent trains to London Bridge or Charing Cross (only 15 minutes). My DH works in Westminster and he walks 7 mins to station, 15 minutes train ride into Waterloo East and another 10 minutes walk to work so he can be door-to-door in 30 minutes! Also, Blackheath / Greenwich park is a 20-30 minutes walk away or a very short drive. We love it here!

For example, this house should get you into Brindishe Lee Primary, which is outstanding.

lovely lovely Lewisham

look round DLR stops. Vair well connected

Just sent you a PM (didn't want to out friends on here).

I live in East Dulwich but would be happy to move to Forest Hill or Honor Oak or the Ladywell area of Brockley (if I could be arsed!). The views are spectacular and the East London Line is extremely handy. I am another who defected from North London (Dalston infact, so not far from you) several years ago and am v happy here.

Greenwich- not right by park but further out- Eltham is ok, lots of good primaries. Shooters Hill slopes is lovely area with outstanding CofE primary, Views over docklands, and easy bus ride to Blackheath BR/ North Greenwich tube. Around here 500k will buy you a lot!

Come to SW 15.

475 k 3 bed terrace. Garden Either british rail to waterloo, or east putney tube. Good state primaries. But you find houses in the Dover House Conservation area for less also.

Sydenham, crystal palace or around Denmark hill is great and 5 mins from lordship lane in east dulwich.

this road is super lovely and has a fab school right on the doorstep- Myatt Garden.

Don't be put off by the thundering traffic on Lewisham Way- it's great for buses

...and Carpet Right

BUT go tother way and you're in lovely leafy Brockley. Honestly, the jump from north to south London is well worth making. I wish I'd considered it before I did, iykwim

by lovely park in Eltham, 5 beds, great location

Our v nice 3 bed house in Streatham Common (SW16) cost us £400K in April 2011 - we have a garden, big cellar, and nice living rooms. Trains from Streatham go straight to Kings X, stopping at Blackfriars, Farringdon.

Wow - thanks for all the info guys - you've definitely given me lots to think about. Honor Oak and Forest Hill as well as Wlathamstow are now on my list of places to look. And have family in Blackheath so maybe will have at look at eltham/lee area too. Looks like south is the answer, hard to take as a north londoner but am willing to expand horizons.

Another vote for Walthamstow here! I'm a bit of a posho, and live in 'the village', but even here a big three-bed house won't cost more than £400K.

All the primary schools we're near are good or outstanding, and it takes DP 20 minutes door to door to his job near Liverpool Street on the overground train. There's lots of kiddy stuff going on, and you can be out of London in a trice, yet it's only zone 3. Rather too many chicken shops, but our council was the first one in the country to ban planning permission for any more!

I was hoping you would turn up herb, you being posh n all

Brockley is in Zone 2

just sayin'

this is on a lovely leafy street around Telegraph Hill- between Brockley and New Cross. A fabulous primary (Edmund Waller) and an outstanding rated secondary at Haberdasher Askes- not for everyone, but worth a look if you like oversubscribed grammar schooly vibe

actually fuck it- I think I'll sell a child and move there myself

Did you want to stay North London?

Merton Park and Raynes Park (both SW) are both affordable areas and good schools (well primary).

here

Another one on Tooting Bec/Balham/Streatham borders - lots of great schools, primary and secondary, tons of fantastic open spaces (four commons within 8 10 minutes for us), excellent transport links into Waterloo/Vic/London Bridge. Apart from 8 years that we have just spent in Spain, I have lived in this area since I was 18 that's quite a lot of years. Here's a 4 bed a few roads away from us, nearer to Tooting Common/Lido.