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Where in London to buy for our circumstances

69 replies

mysteryfairy · 04/08/2019 09:27

Our main family home is in Yorkshire and on the east coast mainline (into kings cross). No plans to change this.

DH works in London, nearest tubes to his office are Bank/Moorgate. He stays in hotels in the week. His travel and hotels are funded from his earned salary as his contract is London based. My role is based in Yorkshire, but with frequent commutes to two London offices, one at Canary Wharf, the other by the Tate Modern so I tend to use train to Blackfriars bridge, but can take tube to London Bridge. My London travel is covered by expenses though I do have an option to take a small per diem instead of hotel costs.

DD is due to go to university in October 2020. Her top two choices are LSE and KCL.

I'm wondering about buying a flat...for DD to use for second year onwards and rent out room(s) to other students and then for us to use in the longer term. My rationale is that we would save the dead money of student rent and hotels and this plus the convenience might make it worthwhile.

I don't have a budget in mind other than ideally keeping costs low for London - under £500k for sure. I'm assuming would be wise to look south east or east.Would want it to be served by good public transport late at night so probably tube rather than Train? Schools not a consideration so possibly an area with poor school options would go in our favour.

Does this sound like a sensible idea? Only thinking about starting to look currently and would wait to see the Brexit fall out before committing. If it's a good idea where should I look?

OP posts:
itsnotawatercat · 04/08/2019 17:16

Oops cross posts! No houses needing work then... Grin

zen1 · 04/08/2019 17:18

I’d look somewhere on the mainline to Charing Cross / London Bridge eg Lewisham / Hither Green / New Cross. Plenty of 2 bed flats around for c£500k . It only about 20 mins in to Charing Cross (Kings College is a 10 min walk down the Strand) and easy access to London Bridge for Bank /Moorgate. Also, you can get Docklands to Canary Wharf from Lewisham.

zen1 · 04/08/2019 17:19

As in Docklands Light Railway.

JoJoSM2 · 04/08/2019 18:23

Well, prices in prime London have fallen of a cliff already so there could be money made there. The greatest drops in City of Westminster, RB of Ken and Chelsea and Hammersmith and Fulham (over 20% last year in these boroughs) so there could be the bottom of that market near.

If you specifically want gritty, then you could look at some large re-generation zones, e.g. Elephant and Castle or Nine Elms.

Further out, there will be more suburban/family areas that are def grubby and not the safest but seen to be gaining popularity, e.g. Leyton/Leytonstone or Upper/West Norwood. Not sure if those make much sense, though, as compared to the central locations above, they won't be as convenient as uni accommodation or a bolthole. And you don't want a house anyway.

ShrodingersRat · 04/08/2019 18:27

You would be subject to the second home Stamp Duty. And Capital Gains when you sold. Seek advice!

Herne Hill might be a good bet. 10 mins from the Victoria Line in Brixton when you arrive from your Yorks train. On the Thameslink line and London Bridge. Good location for students, walking distance of short bus to the incredibly trendy Brixton (Ritzy cinema, excellent restaurants). The fab Brockwell Park (with Lido) Etc.

JoJoSM2 · 04/08/2019 18:37

There's also a large regeneration scheme planned for Canada Water (no planning approval just yet). A big scheme that has been approved is Tottenham Hale (zone 3 on the Victoria line so further out but very well connected).

ThisNameIsDifferentFromTheLast · 04/08/2019 19:02

The Marine Wharf development in Surrey Quays would be a good fit for what you need.

It's one boat stop from canary wharf, a 15 minute walk from Canada Water tube, and you can bus in to LSE (although buses are slow due to roadworks at times).

It's not a trendy area, but up and coming, and the docks are lovely to walk around. Greenwich is walking distance too.

DustyDoorframes · 04/08/2019 19:04

I agree that new cross and elephant could both serve you well, elephant is very well placed for kings and LSE, walking distance! but a two bed flat with Dad staying mon-fri may well not be what your daughter has in mind for a student pad!

mysteryfairy · 04/08/2019 19:12

DH definitely won't start staying until DD has graduated! She's expecting to do a 4 year course so he has a while to wait...

OP posts:
minipie · 04/08/2019 23:15

Personally I’d look at one bed places or even studios (but not the most shoeboxy ones) as you can get a nicer area for your money. Also better not to make your DD be her friend’s landlady. If she wants to live with friends, it’s likely (and better IMO) to be as a group not a pair anyway. If that happens then rent the one bed out and she can rent a room in a shared house for the money. If she wants to live alone then one bed is perfect.

Since you’re coming from Yorkshire it seems logical to start with N London.

minipie · 04/08/2019 23:27

For example this between Kings X and Russell Square:www.rightmove.co.uk/property-for-sale/property-77143760.html
Or if you want modern this in the new developments right by Kings X:
www.rightmove.co.uk/property-for-sale/property-70030027.html

I reckon the last thing DH, you or your DD will want is a commute from/to Catford or Tooting - those are easily an hour from Kings Cross. It should be all about convenience. The extra space isn’t worth it in your scenario. If you buy near a big mainline station there will always be a market for sale or rent of studios.

itsnotawatercat · 04/08/2019 23:32

2 bed is much more flexible than one. The OP could rent a room to a lodger and still have a crash pad in London. Or let her DD stay on for a bit after uni and still be able to use it herself.

Decent accommodation to rent is hard to find in London, they'll have no problem renting it.

bubblesforlife · 04/08/2019 23:32

Follow the new cross rail line.
Woolwich right now is not desirable but is very up and coming and affordable.
DLR direct to Back.
Trains to London Bridge, Blackfriars and Charing Cross, that’s before the new rail opens. Lots of plans to redevelop. Some day it will have serious ROI.

ClareIsland · 05/08/2019 07:22

I agree that you would be better off near KX so that your DH doesn’t have a long commute on the tube across central London and out the other side with luggage after a long train journey from Yorkshire. Also think that part of the uni experience is house share with friends - her only being able to chose one friend and being the landlady isn’t the same thing really.

purifymymind · 05/08/2019 18:24

Kings has a huge campus near Camberwell, so somewhere like Denmark Hill could be useful. Excellent transport links to the City and Canary Wharf, and the area and surrounds are quite trendy for youngsters.

Greenwich also good, but more established and less of a young trendy student vibe (despite a uni being based there)

Sharpkat · 05/08/2019 18:33

I agree with the Canada Water/Surrey Quays suggestions. Definitely regeneration going on although we don't know if the masterplan will be approved. Very good transport links.

Sharpkat · 05/08/2019 18:33

I agree with the Canada Water/Surrey Quays suggestions. Definitely regeneration going on although we don't know if the masterplan will be approved. Very good transport links.

DragonTrainer3 · 05/08/2019 19:36

I reckon the last thing DH, you or your DD will want is a commute from/to Catford or Tooting

I can't speak for Catford, but Tooting Broadway underground to Kings Cross is 27mins according to www.tfl.gov.uk, not over an hour, and Tooting Bec is one stop closer.

TB is also likely (though not definitely) going to be a stop on the new Cross London line, so may be a better long term investment if you fancy a gamble.

Porky54 · 05/08/2019 19:49

Woolwich is ideal for the commute into central as you have the main line train, DLR to bank and can change to where e we you need to go or you have the option of the boat. Seems to be an up and coming area with lots going on in the old Arsenal works. Might be worth checking it out...
My husband did that before we got married and I made him move to my home town! We still have the flat and he will often stay if he needs to mid week for a flight out of city airport or needs to entertain clients from over seas.

blankittyblank · 05/08/2019 19:58

I live in Stratford, and you can easily get a flat for that budget. In fact, you can get a three bed house for that here! I love living here, super convenient and brilliant shopping. Quite rough round the edges at the mo, but being updated all the time.

We're going to have a saddlers wells and new BBC building in the Olympic park in a few years. Defo look into it 🙂

blankittyblank · 05/08/2019 19:58

I live in Stratford, and you can easily get a flat for that budget. In fact, you can get a three bed house for that here! I love living here, super convenient and brilliant shopping. Quite rough round the edges at the mo, but being updated all the time.

We're going to have a saddlers wells and new BBC building in the Olympic park in a few years. Defo look into it 🙂

HundredMilesAnHour · 05/08/2019 20:06

Given your commute from Yorkshire, I'd look North of the river rather than South. It's all very well people saying somewhere like Tooting Bec is only 27 mins on the tube from Kings Cross but that's actual travel time and doesn't include the time walking at each end. It all adds up and surely the point of this flat is to make your lives easier rather than harder?

I used to commute in the opposite direction (i.e. to Leeds or Sheffield from London) and the extra travel at each end all adds up. I suspect my client who I was visiting worked for the same employer as you OP given the locations in London you've mentioned.

I'd have a look at Whitechapel. It is at the top end of your budget but the Brexit impact on prices does mean that it is now possible to get a 2 bed in E1 just about within budget. Whitechapel is well connected with 2 tube lines (District - so direct to Blackfriars, Hammersmith & City - direct to King's Cross) plus the overground plus express buses and within easy walking distance to the Central line at Bethnal Green, DLR at Shadwell and another Overground line at Bethnal Green. And it's walking distance to great restaurants and shopping at Spitalfields, Broadway Market, etc. Blackfriars is walkable (approx 40 mins) as is Canary Wharf (50 mins) so you have options if/when there are tube/transport problems.

When Crossrail finally opens, it will be one stop to Canary Wharf. Until that happens, Whitechapel to Canary Wharf is approx a 20-25 min door to door commute so still pretty good. Or if you're feeling lazy, it's about £10 in an Uber. Buying in this area is a pretty sound investment as there will always be demand for property here due to the proximity to Canary Wharf and the City.

There's a young feel to the area as so many young professionals want to live around Shoreditch/Whitechapel/Bethnal Green/Hackney plus sizeable student communities due to QMUL at Mile End and Metropolitan at Aldgate plus medical students at the Royal London Hospital. It is becoming hipster central with tons of coffee bars, cafes, shared working spaces etc. Property is very much in demand and the area continues to be heavily invested in with Tower Hamlets moving their civic centre to Whitechapel in the near future.

This is an example of 2 beds currently on the market at just over your budget. Note that you can get ex-council properties for well within your budget.

www.zoopla.co.uk/for-sale/details/52209071?search_identifier=b71353a2ef49f124b60c21a593426c51

www.zoopla.co.uk/for-sale/details/52175358?search_identifier=b71353a2ef49f124b60c21a593426c51

www.zoopla.co.uk/for-sale/details/52181345?search_identifier=b71353a2ef49f124b60c21a593426c51

www.zoopla.co.uk/for-sale/details/52070730?search_identifier=e064a7cac3e0d72efe85197d3eef0a6a

www.zoopla.co.uk/for-sale/details/52293465?search_identifier=b71353a2ef49f124b60c21a593426c51

www.zoopla.co.uk/for-sale/details/52268553?search_identifier=b71353a2ef49f124b60c21a593426c51

www.zoopla.co.uk/for-sale/details/52216146?search_identifier=b71353a2ef49f124b60c21a593426c51

www.zoopla.co.uk/for-sale/details/51680442?search_identifier=b71353a2ef49f124b60c21a593426c51

ShrodingersRat · 05/08/2019 21:18

“Given your commute from Yorkshire, I'd look North of the river rather than South. “

Good idea if he can hurl himself out of the window at a convenient N London spot. A tube journey North oh Kkngs X will take as long as S,W or E..

How much a month is your DH spending on hotels? 4 years is a long time to do that. Are you sure it isn’t more economic to fund the student accommodation?

sakura06 · 05/08/2019 21:32

Lewisham is about to get lots of new student accommodation and hopefully a cinema etc but at the moment there's not much there for students. Greenwich is more vibrant in terms of night life and has good links via National Rail and DLR.

HundredMilesAnHour · 05/08/2019 21:34

Good idea if he can hurl himself out of the window at a convenient N London spot. A tube journey North oh Kkngs X will take as long as S,W or E

Your comprehension skills are on a par with your typing. I said North of THE RIVER and suggested Whitechapel. Unless there's been a seismic shift that I missed, Whitechapel is most definitely not North of King's Cross.