FTB Budget £475k+ with good commute to London

[itsmehere1]

Hello All,

We are first time buyers planning to start a family, currently renting in zone 5(SE) and working in London (10 mins walk from Blackfriars station and Tower Hill station respectively). We have been looking online,booking viewings, viewing houses suited to us for weeks but haven!!!8217;t been able to find the one fulfilling most (if not all) of our priorities.

Our main priorities are as below:

1. Budget (upto £475k - can push a bit if ideal property)
2. Door to Door house to work commute time to be max 70 mins
3. In the catchment area of at-least !!!8216;good!!!8217; primary school
4. 3 bed house (or 2 good sized double bed with storage) (min 950 sqft)
5. Safety of the area

I would really appreciate any insight or advice on areas from people in similar situations.

Thanks in advance!

Bromley? Orpington (v fast trains into London - 20 minutes). Nice safe areas mostly, great schools and nice housing stock for that budget. SE somewhere is your best bet for Blackfriars. Or maybe the Sutton area?

Another vote for Bromley or Orpington- you'll get much more for your money near good schools there as in London a good catchment area comes at a huge premium.

Thanks for your replies. We live in Bromley right now and did have a look near to Highfield/Raglan Schools - but can't find anything under our budget suiting our criterias. Which area specifically would you recommend in Orpington?

www.rightmove.co.uk/property-for-sale/property-54109500.html

This seems pretty close to Orpington station and reasonable commute to where you need to be.

NB I've no idea about schools or actual location. But is a welcome distraction from my current life admin!

St Albans! You can get a direct train from St Albans City station into London Blackfriars - takes 30 to 45 minutes (some of the trains are faster than others), you could def get 2 beds in budget in comfortable walking distance to the station and might at a push get 3 (which could be worth stretching for). It’s really nice, lovely centre with good shops, beautiful cathedral, schools are good and it strikes me as a good “family” type place.

Something like this is nice (if a little on the small side) - www.rightmove.co.uk/property-for-sale/property-63868864.html

Or this has less keen appeal but more space (3 bed, parking etc etc)
www.rightmove.co.uk/property-for-sale/property-72413636.html

Wimborne Close, Lee SE12
www.rightmove.co.uk/property-for-sale/property-67274534.html

The house isn't much of a looker, but you've got an amazing primary school on your doorstep ( Brindishe Lee), short walk to either Hither Green or Lee train stations (10-13 mins to London Bridge), 15 min walk to Blackheath (gorgeous and villagey!) plus Manor House Gardens park is lovely for the children

My sister lives a couple of roads away from this close and the surrounding area is lovely

Commutes from East Croydon are super quick. You can get a nice 3 or 4 bed for that money around addiscombe (nicer schools, shops, vibe etc). We would have bought there had we not had a massive surprise inheritance which allowed us to buy zone 3. Similar commute time though weirdly & smaller house! But closer to family.

In Raglan catchment.

Also this.

Or perhaps gave a look at Petts Wood.

Have you thought about the Redhill/Earlswood area. After the changes to the trains in May, there will be a direct train to London Blackfriars which takes about 40 minutes or so:

www.rightmove.co.uk/property-for-sale/property-53885223.html

or for excellent schools try Reigate and then commute to Redhill:
www.rightmove.co.uk/property-for-sale/property-52710960.html

You get a bit less for your money in Reigate but the community is great for young families.

Five minutes from Bickley station and I should imagine you may get planning consent for a side extension. Its within 0.6 mile of Raglan, St George's Bickley and La Fontaine for primary and near to Bullers Wood for secondary (non-selective, Ofsted outstanding, above average progress and attainment measures, including 44% EBacc) & by then they will have the boys school too. Of course, there are lots of selective and independent options too (just round the corner from Bickley Park, 10 minutes walk to Bromley High School for Girls GPDST, train to St Olaves grammar in Orpington or Dulwich College, West Dulwich):

www.rightmove.co.uk/property-for-sale/property-53981508.html

Also, come the changed rail timetable on 20 May, there will be trains to Blackfriars every 10 minutes in the morning from Bickley.

Just spotted your size criteria, so the previous house may be too small. This one is larger but not so well situated and I think you may not get into Bullers for secondary (attainment not so strong at Bishop Justus). I'm assuming you could negotiate the price down on both.

www.rightmove.co.uk/property-for-sale/property-54178350.html

Might be possible in Eden Park/West Wickham possibly need a bit of work, a few on rightmove ex council houses in Eden Park catchment area of some very good schools.

I’ve walked past these as they’ve been built often and the area is fab with all the schools good or outstanding around here. It would be a full 70 minute commute though (hubby does it-50 minutes to London then 20 on tube) but the bonus is that Folkestone is just great...so many people (myself included) have moved down that there’s a great community spirit and the seaside itself is gorgeous with loads of lovely niche shops, restaurants and bars (Google Folkestone Harvour Arm). Wish we had done it ages ago...www.rightmove.co.uk/property-for-sale/property-65133550.html

www.rightmove.co.uk/property-for-sale/property-65133550.html
Sorry not sure if link worked.

Have a look at Tonbridge. It's about 35-40 minutes on the train to Waterloo East and you'll be able to get a good sized 2 bed or a 3 bed for that budget.

Wow! First of all, thanks a lot for all your replies. It was my first post on here and I'm really amazed by the support. Really helpful. Hubby & I have gone through all your suggestions. Raglan School has an average catchment area of 0.3 miles so many of the affordable houses which we like sit right outside the catchment area except one which is 0.1 miles but is quite highly priced for the 2.5 bed and no garage/garden.

We are now quite keen on Beckenham/Bickley area. We really like a house in Birbeck Road, Beckenham - however are a bit concerned as to:

1. Whether 0.38 mile from Stewart Fleming school will get us a place in the school - as the catchment area itself in 2017 is exactly at 0.38 miles
2. Whilst there are trains from Kent House to Blackfriars/City Thameslink - we think we won't get any place to sit - as its the same line from Bromley South which we take and it gets full by the time it reached Kent House.

So I guess we are back to square one. Please recommend any good area in Beckhenham/Bickley where commute and school both may work for us?

If I remember rightly Birkbeck Road is not classed as Beckenham but more Penge on that side of the railway. I had a work colleague move away from a road that run parrellel, MacKenzie Rd due to the crime, it it may have been exacerbated but the tram line that backed into their house. For secondary if you don’t want Harris or don’t have faith your options may be limited.

Have a look at Crofton near Petts Wood but more affordable and in catchment for Crofton which is excellent and depending on location for Darrick Wood for secondary eg this 3 bed at £480k www.rightmove.co.uk/property-for-sale/property-63621985.html - you can commute from Orpington or Petts Wood.

Beckenham Lane, Bromley
www.rightmove.co.uk/property-for-sale/property-71895302.html

That ones already under offer but lots of small cottages come up in the area often, and in catchment of great primary schools. 25 mins to Blackfriars.

Or, completely different area, bus / drive to station tho only 20 mins from London Bridge when there:

Westhurst Drive, Chislehurst, Kent, BR7 6HT
www.rightmove.co.uk/property-for-sale/property-71644964.html

I'd move to Chessington. I think it'll be the next up and coming area. masses of houses within budget, loads of beautiful green space on the doorstep, good primary schools, and two train stations that bring you into Waterloo in just over half an hour, or London Bridge in an hour.

You can get a semi or even a detached with massive garden for your budget.