Bishop's stortford, Hitchin or Cambridge/surrounds?

[whereshouldibuybee]

DH and I have a 50k deposit or thereabouts (but know we will need some of this for solicitor's fees, stamp duty etc so likely more like 35k), want to buy our first home when our lease ends on our rented flat in London in April. First DC due March.

We have narrowed down our areas to Hitchin, Bishop's Stortford or Cambridge/the surrounds.

factors to consider are:

• the major one is commute time. DH works in central London and categorically does not want much more than an hour door to door.
• house price (obviously). Our budget is 325k but could possibly stretch to up to 350k for the right house. Prefer a 3 bedroom but could happily settle for 2.
• we would like a garden. decent sized if possible.
• I have a major preference for a Victorian or similar period house but I am willing to compromise on this.

Neither of us are fussed about schools, that's not entered our decision making criteria.

I love Cambridge but honestly have pretty much ruled it out as I don't think we can get what we want for the money we have and also I think it is pushing it with commute time to London. I have visited both Bishop's Stortford and Hitchin and like both very much.

Any tips from anyone currently living in either of these areas? I will obviously be a new mum with a young baby so friendly mum/baby activities I can get involved in will be important...

I think you are right about Cambridge. It is too far and too expensive to meet your requirements.
Don't know about the other 2 so can't help there.
Good luck!

Lots of lovely villages around south west Cambridge where your budget should be able to get you what you need (although not a period property I suspect). Royston train station is 30 mins to London on a fast train so any of the villages within striking distance of there would be good to look at :)

350k would buy you a 3 bed in Stortford. Whether that would be within walking distance of the station or not I don't know. The Thorley estate and environs will have the biggest selection of houses in that price range but is quite far south of all the town amenities although it has it's own neighbourhood shops, schools, pubs etc. The development on the old hospital site to the east will have properties in that price range, walkable to the town and station and perfectly placed for Stortford's well-regarded secondary schools, although that won't be a factor for you just yet!

Wherever takes your fancy, I would take notice of the 'school distance' indicator on rightmove or agents' particulars. Not getting an allocation at both primary and secondary within the town are becoming more common.

There is a new development being planned to the north of the town but you are probably looking to move before that gets under way. Good luck!

Sorry, just read about your preference for Victorian, there are 2 beds in your price range that are more centrally placed, don't know about gardens though.

I live in Hitchin. Also looked at Stortford. There is no way you will get a 3-bed, Victorian house with a decent garden in Hitchin for 325k. You would need a budget of 375-450k. There are just, so so many 70s houses!

If you're prepared to buy a 70s house with a 70s garden, you might get a real project for your money. Probably not in South or West Hitchin though. North and East Hitchin are considered less desirable, mostly to do with state schools, so depends if that's an issue for you. There are one or two areas in Hitchin I wouldn't fancy living becuase they look a bit depressing/potential for ASBO neighbours (Westmill estate, Sunnyside), but I've lived in London for ten years so I don't find anywhere in Hitchin actually dangerous.

You'd have a reasonable budget for a two bed in Hitchin.

You do get more for your money in Stortford, but again, I think you're looking at the newer 80s estates that are further from the station. Secondary school catchments seem fairly unpredicatable in Stortford but they do have very good schools.

You might want to take a look at Letchworth, Royston and villages just over the Bedford border like Shillington, Shefford and Henlow?

Our DC will definitely go to state school. The secondary school I went to in London had a 20% GCSE pass rate - any school is going go be better than that really :)

I don't think we'll have the budget for a proper renovation project to be honest. Plus not something I want to be doing with a young baby. Cosmetic changes are obviously fine, but not total gutting.

The Victorian thing is a preference and not a necessity at all.

You'll get more for your money in Letchworth or Stortford. But I think you could just sneak in in that price range in Hitchin. It's worth a try. It's a very friendly town - we moved here when I was heavily pregnant three years ago and have made plenty of friends, as so many people in the town are other ex-Londoners (or at least haven't grown up in Hitchin) and so are looking to make new friends too. The schools are nice, certainly no very rubbish ones. The commute is very easy too, with regular trains.

IMO one of the reasons Letchworth etc are cheaper is that the commute is just a little less regular and convenient.

I visited Letchworth and didn't really like it (no offence to anyone living there).

I had a look on rightmove and it seems we could quite easily get a 2 bedroom period (or modern) house within budget in Hitchin, which is good. a 2 bedroom is all we need for the moment.

Thanks to all those who have replied, I'm finding the hunt very stressful!

Thurlow it's nice to read that Hitchin is friendly with lots of ex-Londoners. I do worry a bit as baby will be a few months old when we move so don't want to be shut out of friendship groups that will have already formed IYSWIM.

Quite doable in Hitchin if you go newer house rather than a period house next to the station. Asking prices on RightMove are much higher than the prices people actually pay ime .

Lots going on for young families in Hitchin. Very friendly.

You would get more house for your money in Letchworth but as a place it leaves me cold.

Cambridge is very expensive and the commute would be longer and also more expensive.

Actually Plain is spot on about inflated asking prices.

There is a 3 bed staggered terraced house on Ninesprings Way, sorry I cant do a link atm, that had been on for aaaages at 350k. That's quite a nice location and in catchment for the girls/boys secondaries. Primaries would be more of a gamble, as theyre all v oversubscribed around there, but you'd get a place somewhere and they're all good or outstanding in that part or town.

Decor is awful but there's no reason you couldn't move in and you can always decorate when you resurface from having a baby. It's just flooring and painting. The garden looks awful, but you could get the garage demolished (probably by a specialist asbestos company) and hire a skip and dig up the concrete yourself. That house would be a good deal for 325k.

Oh and it's on with multiple agents. If you do go look at it, DON'T go through Country Properties. Or Cunty Chopperties as they're known in our house.

And anything on with Norgans will have an asking price that is £50k over what they expect to sell for.

See also Putterills, Mather Marshall, Hatched and Wellington Wise...

Letchworth is actually somewhere that grows on you the more you get to know it. Howard park, the Lido and the open air cinema during the summer are fab. Used quite often as a film set too, plus some bonkers festivals and a halloween cakeaggedon :)

You can get a lot more for your money in Fairfield/Stotfold which are 5-10 mins drive from Letchworth.

Here: www.rightmove.co.uk/property-for-sale/property-35535177.html?premiumA=true

or www.rightmove.co.uk/property-for-sale/property-34944027.html

or www.rightmove.co.uk/property-for-sale/property-53940986.html

There it is

Wow, you get a decent amount of house for your money in Stotfold. Gardens are a bit depressing though.

What's it actually like there? I briefly drive through it once, but didn't see any proper high street with cafes, nice shops etc. Did I miss something?

Letchworth looks nice to me, but only know it from driving through. It's very green and pretty - more so than most of Hitchin. Dunno about schools though, have not heard great things. Highfield School on the east side is supposed to be OK.

You could cycle to Arlesey station from Stotfold.

No real high street in the obvious sense, but a nice Bistro in Fairfield and both the Coach and Horses and Fox and Duck in stotfold have cafe mornings. Plus there is a cafe in the mill.

Bit of a shock after London, but actually once you get used to driving rather than any local public transport, the facilities of Letchworth, Baldock, Biggleswade, Hitchin and shefford are all very close.

A lot of people go to Baldock to commute, train times are a bit quicker and more frequent than Arlesey. Probably cycling distance too from Stotfold.

Lots and lots of families with young children - excellent primary schools too.

So can you tell me more about this Halloween cake-ageddon?

Royston and the surrounding villages is a good compromise, close enough that Cambridge is your local city for shopping / socialising but far enough that the prices are lower.

Two beds plus a nursery, near the station.

Garden needs a bit of love then it'll be a really good size. This could make a nice family home until the second baby is about school age, longer if you had to.

Madness! cakeageddon.com

I'm from Hitchin, it's a lovely town. Not sure you'd get much for your money there, but it's only 25 minutes on the fast train to Kings Cross. Same as Letchworth and Baldock. Which you may be able to afford slightly more. There's no station in Stotfold and not much in Arlesley. There's a station but that's pretty much it. Sorry to anyone that lives there (I've lived there myself!)

*Arlesey

I have just moved to Stortford, from a village outside Cambridge. I am loving it! Great schools, plenty to do, friendly.