Where to move in London?

[MoleGrey]

I'm hoping for some advice! My partner and I are looking to buy a larger property soon (currently have 1 bed flat, looking to upgrade to at least 2 bedrooms). We currently live in Norwood Junction, which we bought due to cost and transport links, but don't like the area as it's very run down and has probably the worst litter problem I've seen ever. I've previously lived in Clapham, Brixton and Kennington, all of which I liked.

We have a budget of 550k. Does anyone have any suggestions of areas to look at where we might get something decent for the price? We would like good transport and to feel safe walking around, with some nice pubs. Schooling is currently not a huge factor as we don't plan to have children for another 3 or 4 years. I feel like my knowledge of house buying in London is very poor!

Used to live in Tower Hamlets and holidayed at London Bridge with the kids last year. Both areas have loads and loads of 2 bed flats in your price range now - big change from 18 months ago. Was really pleasantly surprised at how "nice" Southwark is as an area these days - lots of shops and cafes etc and even pretty child friendly. Also felt very safe.

Tooting? DS has just bought a 3-bed there in your price range.

Hello. We have similar budget and currently searching in highams park.

Penge? Not far from where you are now but much nicer than Norwood. You would be able to get a house e.g. in the Alexandra cottages. Some nice pubs but an area still with potential for growth. It doesn’t have the eating choice of Beckenham or the shopping choice of Crystal Palace but you’re not far from either (as you of course already know from living in Norwood).

Having looked for the same with same budget in Brixton and Clapham in the last year I think you'll struggle with £550k. Most two beds are more like £600k, although if you'll consider smaller, less attractive building, no garden, slightly further from the tube you may well get somewhere, prices are levelling out which means people can't just make them up anymore.

Also second looking at Tooting, West Norwood (rather than Norwood Junction), Tulse Hill, Streatham. Not much on the market at the moment, but it should pick up a bit in Spring.

Thank you everyone, I will have a look at those places. Does anyone have any recommendations for west / east? I know nothing about Highams Park so will have a look there. What's Walthamstow like? We've realised that area is quite important so we will be going to visit the areas to get a feel for what they're like.

Thanks Sheepy, yes that's what we've seen so far. Unfortunately 550 is our absolute max. I don't mind less attractive building, usually this means you get a separate kitchen and an absolute no for us is where someone has put a couple of kitchen cupboards at the end of a living room and call it 'open plan', when it's just a cramped living room. Where did you end up buying if you don't mind me asking?

Where do you have to commute to.
What is your max commute time.

Do you want a buzzy, arty, hipster urban cool area (Hackney, Islington etc) or upmarket leafy suburban area (Richmond, Greenwich, Highgate etc) - both areas will have nice cafes, pubs, bars etc.

Streatham is the first place that comes to mind. Close to Clapham and Brixton and well within your budget.

Commutes are to the city and SW1 area (Victoria/Westminster).

Personally I would like to live in a more leafy, suburban area as to me feels more homely and safe. However we as people and our social activities probably fit better into the buzzy arty area as we go out in those areas mainly.

Highly recommend walthamstow. Always something going on - look up the Walthamstow Garden Party and the Rose and Crown pub

Agree with pp who suggested Streatham.

Do you want to stay south of the river - do you have a designated social area that you will continue to need to get to?

Sanderstead or riddlesdown. Much more leafy & lots of green space. Purley & riddlesdown have trains to London. Moved from south Norwood 15 years ago & would never go back. Partner from Penge & he wouldn't either. We love it here. Still only 10 mins to Croydon or 25 mins to London on train but great for families although that won't be for a while yet you said but maybe something to consider.

Not stuck on being south of the river! Our friends are all over London so we generally all meet in central.

I think I'm going to do some more investigating into Streatham

Kennington is lovely for families. You may get ex council for £550,000. The further you go out, the slightly cheaper the properties.

I agree with HowAbout. Have a good look in Tower Hamlets. Especially round the Mile End Park/Victoria Park/Roman Road area.
It's clean, safe, has great transport links and im-very biased-o really stunning. Gorgeous parks, canals, pubs spilling onto the park, cafes by the fountain, a lido at London Fields.

You can walk down the canal to Docklands pubs and waterside restaurants or over to Bethnal Green for the Columbia road flowermarket. There's a couple of gyms, a market and lots of pretty terraces housing and elegant Georgian squares as well as much cheaper ex-council stock.

Looking west, Perivale is a little known area, with good transport links - Central line, A40. You might get a house for your budget.

Lived in Walthamstow 10 years ago and loved it. No doubt it's much nicer now. Handy being on Victoria line, it's a good one, and the overlands into liverpool street are very fast. It had a villagey feel, good community, hackney marshes are nice for green space. Walthamstow village is the naice area. We were by St James St station which was nice and much cheaper.

Walthamstow is great. Really gone up in value, and lots of families live there, good school, great sense of community. Leytonstone is getting there, a bit more affordable, some streets are still a bit run down but it's on the up overall. Great tube links.

Wanstead is also very good, but a bit more pricy. It's where I live and it's really good, great schools, primary and secondary. It's very suburban. Lovely place to live, and two tube stations.

www.rightmove.co.uk/property-for-sale/property-64060873.html

Walthamstow is in your budget or Highams Hill up the road a bit.

www.rightmove.co.uk/property-for-sale/property-52324407.html

The whole area has changed I’m recent times and is well connected with tube and train.

Leyton / Leytonstone?

I agree with those recommending Walthamstow. Is it still affordable with the OP's budget? If not, I'd try further into Leytonstone.

Tooting and Streatham are also promising - and what about South-East London (Ladywell and so on)?

I know you say you aren't worried about schools but it sneaks up on you. I'd avoid Kennington for that reason.

... and jogged by another thread, would you consider Kingston? It's commutable and lovely.

Having said that, I do really like Walthamstow - and not just the village, either. If we were moving, I think that's where I'd be pushing for us to look.

Wanstead and South Woodford are in your budget and both have nice vibes. Walthamstow, has good and not so good parts IMHO.

My to tip is to look at the local shops for clues as to the decentness of the area. SW has a Waitrose and an M and S Food. Wanstead has an M and S Food (about to open) and artisan bakery, trendy butcher and fishmonger.