Small 2 bed flat - worth it?

[Mcmcmcmc]

My partner and I are FTBs looking for a 2 bed flat in South London. We found one in a lovely street near good shops and a short walk to the train station (which is v convenient for our commute). The flat looks nice but will need some work in the bathroom and we would need to repaint it. However, it is a little on the small side - 44 square metres. We don’t have children at the moment, just our 2 cats grin and would be using the (smaller) second bedroom for a desk (I work from home occasionally), a sofa-bed for when we have desks and for books/shoes storage. No plans for kids at the moment, but you never know!
Our main priority is to find a nice home and get out of the rental nightmare, but I am a little worried that a small 2 bed flat may be difficult to sell in the future. I’m not thinking we would move out in less than 5 years, but in any case, are smaller flats harder to sell? Any experience appreciated!

I wouldn’t buy a two bed smaller than 55 sq m. 45 sq m is an average sized one bed.

I bought a small (60sqm) two bed London flat and immediately discounted anything less than 55. If a flat is 45 sqm I’d suspect it had been poorly converted and would expect the price to be nearer a one bed.

South London has held its prices so I understand it’s hard to find the right place. Where exactly are you looking?

PS at the moment it’s only DH and I in our flat and while it’s ok for two people I really notice how small it feels when we have a friend to stay.

On the face of it wouldn't touch it, it iis tiny for a 2 bed, the rooms must be titchy, and where would you put the litter trays?. Do you have a floor plan we can critique?

ToDarnHot there you go!

Well how important is the kitchen to you?! Every room works for what you describe apart from that. Is it priced at equivalent sqm for other flats in the area? I personally wouldn’t consider it a proper 2 bed...

That’s really small. Our first rented place in London was a 518 sq ft studio with a good, useable rectangle shape (zone 1, overlooking the Thames, so we sacrificed space for location/view etc). It was fun, but not practical long term. No way would I buy a smaller apartment configured as a 2-bed!!

That is small for a 2 bed and should be priced close to a 1 bed for the area. You could probably get a bigger 1 bed cheaper

That is titchy. Where are you looking and what’s your budget? Some of us could probably recommend some other areas you could look at instead

To be fair the bedrooms are a decent size, but the kitchen is tiny and very narrow, and appears to be in a weird extension thing, so you would be eating all your meals in the small living room. Would you be ok with that; I'd find it too cramped.

44 sq m is SUIER TINY for a 2 bed and even a 1 bed.

600 to 650 should be be minimum acceptable size for a 2 bed.

That isn’t even a good layout - your sitting room is just a corridor essentially.

You could maybe make it work if you buy good furniture and live very minimally.

What’s your budget?

You guys are right - it would be difficult in the long run! I love cooking, don’t need a massive kitchen but this one would be too small for me.
My budget is up to £450K, looking in Clapham and Battersea at the moment (as close to Clapham Junction as possible).

We saw some really nice flats, much bigger than this, within our budget but they were ex-Local authority. We are avoiding ex-LA flats as I don’t want to deal with the council and pay extra for repairs etc. and I’m scared of the fire safety risks (and massive bills to change cladding post-Grenfell).

What’s the particular reason for keeping to Clapham and Battersea?

You’d get loads more for your money if you went a bit out - ie Streatham or Tooting?

ShirleyPhallus I like the area around C Junction/Northcote Rd and Clapham Junction station is quite handy for work (3 stops on the overground).
One EA suggested Streatham too - and I did find (online) a 2 bed Victorian conversion that ticks all the boxes - but I don’t know if Streatham is for me? DP is quite keen to live somewhere with shops etc within walking distance. I used to work in Streatham a few years ago and didn’t love it at the time, but I can be persuaded!

I used to live in Streatham! It wasn’t the most glamorous of places but has improved greatly with an M&S food and various other slightly nicer shops/restaurants etc. Also it’s within walking distance to Balham which is very yummy mummy via the common. We had our first child in the flat & I did my Nct in Balham so spent many a happy day with my friends during Mat leave.
Depending on how you prefer to travel there are 2 train stations and loads of buses, my tip is to go to Tooting Bec rather Brixton to get tube, a lot less mental!
Just to show you it can be worth the sacrifice we bought a 2 bed basement&ground floor duplex flat in a converted old house for £225k in 2013... we sold it in 2016 for £440k and did literally no work at all to it!
We moved up north near DHs family and now have a huge 4 bed detached house with a tiny mortgage! All thanks to Streatham!

Yep I totally get that, and I lived around that area for absolutely yonks so I get it. But Clapham is expensive for a good reason, and if you’ll be in the flat so much wouldn’t you appreciate a little extra space? Streatham Hill is lovely now, has really come up and is only 3 stops from Clapham / 15 mins in an Uber. There are quite a few bars and coffee shops there now. Plus Balham is a walk away and has so much that Clapham does.

Personally I’d priorise space over location given the budget you have but different strokes and all that.

Thanks both, and I’m like you ShirleyPhallus in that I’d prefer a nice spacious flat rather than a cool/trendy location, but DP is more of a “location” guy!
As for the budget, we could stretch it to £500K if we find the perfect place, but I’d rather spend less if I can!
I also wonder if Streatham etc would be better in terms of investment as the value would appreciate more like it did for you LulusMiniEgg 🤔
I have a few more viewings in Clapham this week, we shall see! From the feedback here I think I’ll give the tiny 2 bed a miss!

to your point on investment and if it will increase in value, I really struggle to see how a tiny 2 bed flat ANYWHERE could ever be worth than half a million!

Streatham hill would be a much better investment IMO

Would you consider somewhere like Earlsfield? V near Clapham and on good train line to Victoria. I did a quick Rightmove search and there are lots of spacious Victorian conversion flats for your budget. This one is 71.5sqm: Granville Road, SW18
www.rightmove.co.uk/property-for-sale/property-65507374.html

In that area you may even get outdoor space.

Nightmanagersfan yes Earlsfield is nice! I viewed a nice flat there, but it was ex-LA in a very badly maintained block, so we didn’t make an offer. I will make sure I include this area in my search. The flat you linked to is lovely, shame it’s already under offer...

The most important thing is will the property increase in value?

I think the London market near stations and commutable underground stations is still fairly ok for the right property. DD bought 6 months ago in a desirable location and property is not reducing much and is selling if it’s good. Therefore you need to future proof by location, size of rooms, no wierd layouts and bathroom and kitchen being pleasant and not very dated. When we were looking we wanted 675 sq ft or over. She got 750 in the end but her budget was bigger and it’s not where you are looking. You also have to be aware that Agents count every single space in the plans whether it’s usable or not. So corridors, reduced head height and stairs get included. Always look at the room sizes and not the overall sq ft.

Just a quick look on Rightmove with £500,000 available gives you are better choice around Clapham Junction, Wandsworth and Battersea. I’m not sure where the Northern Line extension station is going in Battersea, but check that out because between that and Clapham Junction will be desirable.

You have to consider if you are prepared to have a longer commute for more space. DD rented in Clapham/Wandsworth quite near Clapham Junction and, as she had to get to various London Stations for journeys out of London on an almost daily basis, she found it a journey too far! She made the decision to pay more and be one stop from Waterloo!

I would not necessarily go further out and expect to make money at the moment. However anywhere near a station with shops, cafes and restaurants will be a decent bet. A nice street, two bathrooms, not too high service charge and modernised building are all bonuses.