Safe area where to live in London (and nearby)!

[Valerietta1]

Hi everyone,
I have been browsing the website for some time now and I find all your threads and advice fantastic so I thought I’d give it a go!

I am in my late twenties and two years ago I purchased a place in East London.. unfortunately two years down the line I find the safety situation going downhill and now that I’m ready to get a slightly bigger place (promotion, yay!) I definitely want to make a long term move and buy somewhere safe.

Ideally I want a family friendly place, good commute to any mainline station, safe to walk at night and pubs/shops nearby. My top budget will probably be 280£ and I’m looking at 2 bedroom flats (tight but, hey ho).

I’d really appreciate some advice, at the moment I’m considering SE: Crystal Palace and nearby, Beckenham - Bromley - Bexley - SW: Surbiton - NW: Pinner - only area in East I’d consider is going Essex way in Brentwood.

Thanks in advance

@SapatSea thank you, I'll check beckenham out some time in jan - I booked so many viewings around the area I'm gonna go mad

I’d consider Highams Park and North Chingford as well as Brentwood on the East London/Essex outskirts side. Fast trains to the tube and central, and two bed flats in budget in nice, safe and family-orientated areas. Great parks, libraries, baby and toddler groups and cafes/restaurants. I grew up here so know it really well, and can recommend. Even gone a bit hipster (ugh heh) with the newer cafes (vegan fare, cold brew coffee etc).

www.rightmove.co.uk/property-for-sale/property-66652104.html

Not much on at the mo, but this is in a great area with amazing schools!

Maybe see what comes on in the new year? Best of luck!

Have a look in the Hither Green/Catford area - both well connected to the mainline stations in central London, decent schools, lots of lovely green spaces and parks as well as independent shops and pubs. There's a fair amount available within your price range.

@Fi1982 @SE13Mummy thanks both, I didn't know those areas at all will definitely give them a go !

If you’re flexible on location and the commute/budget are your key constraints, you might want to give a tool like SearchSmartly a go? Just drop in your budget, any commutes you have (e.g. your work location and max travel time), and select what’s most important to you (busy high street, access to schools, public transport), and the tool will suggest some great properties that best match your needs. What areas does it come up with for you?

@househunter19 wow thanks a lot that's such an interesting tool, don't know if it's me though but I can't find filters to exclude over 55 accommodation / shared ownership which is what comes up mainly.. so atm it shows those first as they're on the lower side of the budget and area wise it's very broad, mainly Croydon and Essex (not nice places though :( ) - I wish I could refine the filters more 🤔 but definitely useful if you keep scrolling through!

I live right next to Beckenham and have looked at lots of houses there over the last couple of years. I think you might struggle to get a 2 bed for 280k, but you might find something in West Wickham?

I know beckenham quite well and it is lovely but I dont think you'd find anywhere for 280k for 2 bed. Maybe a studio? Bexleyheath is less nice than beckenham but still ok, has lots of grammar schools and a nice park, and a lot more affordable. Good variety of train lines too. You'd definitely get somewhere for 280k.

I am looking at 2 places in beckenham for around 265k - between Kent house and clock house stations.. I reckon the prices have gone down a bit so fingers crossed !