Where would you buy a house in London for 500k. Recommendations pls

[butterbeanplant]

Hi all,

DH and I were debating / arguing merits of buying flat vs house in S. London. Posted on MN and everyone agrees with him .**

So....here I am asking for suggestions for a freehold house, at least 2 beds, 500k or a bit under (to stay under FTB stamp duty). Decent connections to London, good schools, up and coming.

Have looked at Catford / Lee / Brockley. Brockley gets a lot of love on here. Personally I found catford too suburban but open to changing mind. One MNetter said Sutton, Bromley or Kingston, not Lewisham. Someone on here said South Woodford?

**Original thread here, if anyone’s gonna rail in on my side
www.mumsnet.com/Talk/property/3631889-Flat-vs-house-settle-a-debate-between-DH-and-me?pg=1

Sorry, another in agreement with your husband! I know you say children aren't imminent but I'd be wanting to future proof for that to avoid having to pay two lots of moving costs. Maybe a bit further out than you'd like but Carshalton is good for transport links - trains direct to Blackfriars, London Bridge and Victoria, bus to Morden for tube. £500k would get you a decent house.

These obviously pick out the best bits and gloss over the worst, bit give you an idea of the cool parts of Leyton and Leytonstone

www.thetimes.co.uk/article/leyton-london-best-places-to-live-r3kslkcvw

www.theguardian.com/money/2018/sep/21/lets-move-leytonstone-on-good-form

For me, the ease of access to the city and soho via central line, and access to green spaces (wanstead flats, olympic park, lea valley, eping forest) are a winning combination.

Where are your friends living? That is important. PITA to schlep an hour across london if all your friends are clustered somewhere.

It's quite interesting looking at the pricing in places like Leyton. While it has cool stuff moving in, it's still mostly grubby and quite deprived.

The pricing looks similar to Bromley which is NOT deprived and grubby, with far far superior schools and a nice town centre (Waitrose, Carluccio's, Massimo Dutti etc mostly chains so not cool).

For me, it would be no contest (Bromley any time) but it does seem that a lot of people really see the appeal of Leyton.

Not sure why so many people are adamant you can’t have children in a flat

I’m in zone 2 SW London in a 3 bed leasehold flat and we’re surviving. Next door have the same flat with 2 teenage boys so can’t have been too bad for them.

I think it’s about the right flat. Large with a balcony and you’re in the way most of Europe lives in cities. Obviously check the leasehold details, but it doesn’t have to be an issue.

Thx all! Leyton is super interesting and will defo look. Leaning south though...DH knows it better. What are pros and cons of Forest Hill vs Sydenmham vs Brockley?....Also why the dislike for Catford???

OP, well, what's special about Catford?

Hi OP

Oooh I'd love to have a budget of 500k to buy a house in London!

I've just read your other thread which you posted- have to say I agree with your DH!

We live in Beckenham (renting) and we love it. we didn't know the area very well before we made the move from a zone 2 flat, so it all felt like a massive gamble

We've been looking to buy something for ages but our budget is much less than yours circa 350k plus we have 2 young children to factor in

I would wholeheartedly recommend the Bromley borough esp Beckenham although we are now considering Hayes and West Wickham

Sorry I haven't really addressed your actual question

500k will almost certainly not get you a house in Beckenham although maybe towards the lower Sydenham end?

(there are 2 train lines- New Beckenham goes to Charing Cross and Beckenham Junction on the Victoria line)

West Wickham (maybe even Shirley) and Hayes maybe more likely for a house but it all does seem massively expensive, looking at Rightmove at least 600-700k for a 3 bed semi

It's quite interesting looking at the pricing in places like Leyton. While it has cool stuff moving in, it's still mostly grubby and quite deprived.

The pricing looks similar to Bromley which is NOT deprived and grubby, with far far superior schools and a nice town centre (Waitrose, Carluccio's, Massimo Dutti etc mostly chains so not cool).

Because it is on the central line.

Because it is popular with priced out hackney people who value being bikable to cool shizzle like hackney wick, Victoria park, london fields, broadway market, columbie road flower market etc

Because you can get to canary wharf or your city desk in 30 mins either by bike, or by tube

Because it is much cheaper in a taxi to get home to Leyton than to Bromley after a night out, or indeed, you just hop on the 24h central line.

It is obviously pretty deprived in places, that is what makes it both well connected and also affordable.

Its no Sutton, which you obviously favor ;-)

What are pros and cons of Forest Hill vs Sydenmham vs Brockley?

Brockley is closest. Forest hill is probably the most trendy. Sydenham is the cheapest. Brockley more urban.

Have friends in all. TBH there is minimal chance of getting a house for 500k in Brockley so you might as well cross that off.
.

Well, makes sense if biking/easy access to Hackney is important. Fab commute to Liverpool St although many nice places (like Bromley and Surbiton) do have 15-20min trains into central London so can be as good or even better for some commuters.

And yes, I love peace and quiet and having a massive house near the countryside so Sutton for me any day

The overground goes directly from Walthamstow to Liverpool St for what it’s worth

I saw your other thread and think 'flat' if that suits your needs better within the next few years.

I also don't see the problem with having a child in a flat! We moved from Zone 1 to Forest Hill about 3-4 years ago, 2 bed flat with share of freehold. No problems with neighbors, yes some fees but all maintenance of shared garden taken care of. In terms of space we have plenty for a couple and just about right for one 3-year-old.

We love the area, so many parks and green spaces. Rail, Overground or buses into London ensure if one is down there's backup options.

It's true we now want to have a garden and more space and are considering a move, but a few years ago we wouldn't have been ready to make the leap from Zone 1 to say Bromley for a house. 500K can't buy a house in our current area... perhaps a flat with garden and freehold is a good compromise for space and still being 'in London'? How about Sydenham or Crystal Palace?

Catford is not nice, every time the bus passes by we're stuck in horrible traffic and it feels so crowded and chaotic. We did look at Leytonstone and Wanstead and thought they seemed fairly good options.

For 500K I would look into moving further out into Bromley or Beckenham. Nice and leafy, good schools, but they don't 'feel like London' more suburban towns.

Merstham/redhill/earlswood
Slightly further out, but direct to London Bridge in 40 mins or less.
£500k will get you a small 3 bed house in some parts!

Manor park you’ll get something for under £400k. As an example
www.rightmove.co.uk/property-for-sale/property-72368815.html

Hello!!

DH and me have been looking for a house around bromley since October with a budget of 450-470k . We need a 2+bed in a nice leafy neighbourhood . We finalised a house in Eden park (Beckenham ) . It is a 2bed terraced house and looks quite all right but we are not in love with the property . Being first time buyers we were not too sure what to pay and it was our first time in eden park as well . This is the property www.rightmove.co.uk/property-for-sale/property-74972777.html . Do you think 450k is too much ? And how is Eden park ?

@butterbeanplant - saw your message upthread re West Norwood..I live there and it is really fab. Monthly market.

Wonderful community, nice selection of 1930's/Victorian/Edwardian houses, fast train line into town (London Bridge or Victoria in 20-25 mins)..buses to Brixton/Vauxhall/Marylebone.

Close to lots of nice parks: Dulwich, Brockwell, Norwood.

I've lived around here for 20 years and it's gone from a rundown enclave to a nice place to live which hasn't completely lost all it's character nee East Dulwich.

How are you getting on OP? Have you been to Leytonstone? Or is Catford the way forward?

Hi @JoJoSM2, sorry been in Manchester with DH's parents! Sort of resuming our search now..haven't been to Leytonstone and won't go. DH is kinda set on South London .

Had a snoop in West Norwood houses on rightmove @DavetheCat2001, nothing grabbed us yet. Deffo an option though

I'm kinda worried the summer lull has set in. Doesn't seem like there's more on the market now than before we went away. Maybe there's a post-summer rush once the kids are in school?

It’s usually a bit quiet in summer. Should get better in the autumn.

You'll love this website!

Take a minute to drop in your budget, you and/or your partner's commute, and your local area/lifestyle needs (e.g. must be close to shops/green space/good schools/transport). It'll then match you to the best properties for your needs. It might save you hours of time and come up with some suggestions you'd never have considered otherwise.