Nice areas for first-time buyers in London (400k)

[firsttimebuyer169]

We are first-time buyers living & working in Canary Wharf but want to buy a 2-bed house in a greener/leafy area within an hour commute to Canary Wharf. Wife works in hospitality so will be easier for her to change jobs to somewhere local wherever we end up moving. Planning to start a family in 2-3 years so looking for a bigger space with parks/outdoor activity/gym options. I also love a bit of cycling over weekend so somewhere easy to get out of London would be nice.

We had an offer accepted on a 2 bed-house in Whitton/Hounslow (TW3) but looks like its gonna fall as the owners don't have building regs for the loft extension work they did in the house & I'm not willing to take the risk.

Currently looking at the following areas: Hounslow, Whitton, Surbiton, New Malden, Cheam, Sutton but haven't found anything that we like.

Any other areas/streets I should be keeping an eye on?

Fingers crossed that sth comes up in Sutton or Cheam. Carshalton Beeches is one station closer to London Bridge. There should be 2 bed cottages in Carshalton on the Hill or Carshalton Village (very pretty btw). There’s a leisure centre in Carshalton Village, Beeches has a golf club and climbing centre. The countryside is right there too (Banstead Commons, fields with sheep etc) so a nice spot for a quick ride after work in summer and easy access the Surrey Hills too.

I think I also saw a 425k house right in Cheam Village - you could always try a lower offer. You’d be within walking distance do David Lloyd and Nuffield Health.

Alternatively, you could try somewhere in SE London, the boroughs of Bromley or Bexley - can be quite good for getting to the DLR at Lewisham or trains to LB but riding isn’t nearly as good that way.

Actually, if you’re sporty/outdoorsy, then I’d probably wait for the right house in the Sutton area as it’s amazing for that. There also the Sutton Sports Village, rugby, cricket, football, loads of tennis clubs, gyms, leisure centres etc. It’s only a 20-30 min drive to do open water swimming or sailing and an hour to the beach.

Thanks, I have looked at a few that are listed in Sutton/Cheam on Zoopla but yet to go out and see the area or arrange viewings. Planning to do that in the new year.

One of the reasons for looking around West London (Hounslow) was easy access to Indian grocery shops as we are both from India and mostly cook Indian food at home. I'm sure there will be options down South as well so its not a big deal really.

There are a few houses in our budget in Isleworth too (TW7) but haven't heard anyone mention anything about it here so not sure.

Any particular stations in Sutton/Charlaston/Cheam which have better train connections to the city/CW?

I’m not quite sure where the Indian shops around Sutton are but there’s a sizeable community of professional Indian families so there should be shops available. There are definitely nice Indian restaurants and it’s generally quite an international area.

Trains: Cheam, Sutton and Carshalton Beeches are on the line into London Bridge. Sutton (main as well as West S and S Common) and Carshalton have the Thameslink up to City Thameslink and beyond. All stations have Victoria trains. From the North side of Cheam/Sutton/Carshalton, many commuters catch the 10 min bus to Morden tube and then it’s directly up to LB or Bank.
So plenty of options.

Generally, the south side is the leafy, sought after area but the prices are higher too. The North side has a mixture of nice areas and some slightly scruffy bits too. Schools are excellent anywhere in Cheam and Sutton but I’d stick to the south of Carshalton (ie the Village or Beeches).

Also, Cheam and Carshalton are ‘villagey’ whereas Sutton has a sizeable town centre (restaurants, cafes, shops, cinema etc).

Thank you JoJoSM2. This is vey helpful.

How about Lee/Grove Park?
I saw houses there last year for around £420k if you can push to that.
Great gyms with several pools/sauna and another leisure place with climbing wall, pool etc. Right on the doorstep of Kent countryside for cycling.
10 min on the bus, if that, into Blackheath or Greenwich for hospitality jobs, green spaces such as the Heath and Greenwich Park.
Also near to Oxleas Woods for yet more green space, lovely walks.

Near to lewisham in order to get the DLR to Canary Wharf

Eltham Road, London, SE12
www.rightmove.co.uk/property-for-sale/property-76401046.html

You may be able to get a flat in leytonstone area. Possibly house around Cann Hall (but may be more "up and coming". Wanstead flats/Epping forest for cycling. You could cycle to work or take the tube with a change at stratford .

Otherwise Lee etc. For easy connection to Lewisham. Canary Wharf can be a pain to get to, and any route with interchange at london bridge or canada water may be challenging at peak times.

Nightingale Grove, Hither Green SE13
www.rightmove.co.uk/property-for-sale/property-75903601.html

Have cycled through Greenwich/Blackheath/Lee quite a lot & love the greenery around it.. I think most of Blackheath is out of my budget but will check out Lee/Grove Park.

A few colleagues also suggested Orpington/Pets Wood with an eye on schools for future. Another suggestion was Bexley/Bexleyheath. Any thoughts on these in terms of safety/commute?

Also assuming these areas would be equally commutable from the City if I ever have to move for work?

The areas your colleagues suggested are much greener and they’re very safe and commutable. You might just want to check what school your children would go to if they don’t get into a grammar as some of the back up options won’t be great.

Oh, Lee is nice but very built up (compared to the areas further out) and expensive. Grove Park is very deprived and probably not anyone’s top choice.

I don't think £400K would stretch to much in the Blackheath/Lee area. For the Wharf, I'd look at the Bexley Borough - Sidcup (DA14/DA15) or Orpington BR6 (sizeable Indian community there). Both safe and green with great schools and you'd get a 3 bed house with garden. Both train lines stop at Lewisham where you drop down onto the DLR - couple of stops to CW - 45 mins journey altogether depending on how close you are to the station. Might be a challenge to find a decent house in Orpington for that budget - you're more likely to be in the 'Crays' (BR5) which are less desirable. Petts Wood also lovely but again, budget might be on the low side.

Another area within budget is Shooters Hill - close to Blackheath and Greenwich and you could cycle to CW from there fairly easily but it's a bus ride to the nearest stations (Woolwich, or the other way, Welling). It's a lovely part of SE18.

Look around westcombe Park / maze Hill area of blackheath / Greenwich. Cheaper than Greenwich or the other side of the heath. And also just unto charlton on westcombe Park end.
V easy commute to canary wharf via public transport or bike (through the foot tunnel), lots of green space. There is an Indian supermarket at the charlton retail park. Some of these are sstc and some slightly over budget but should give you an idea of the area and what is available

www.rightmove.co.uk/s6p/75499327

www.rightmove.co.uk/s6p/75322126

www.rightmove.co.uk/s6p/83039303

www.rightmove.co.uk/s6p/74109160

www.rightmove.co.uk/s6p/75093541

www.rightmove.co.uk/s6p/74092378

I think Cheam is probably beyond your budget. You could look at Sanderstead or Whyteleafe (sp). Alternatively Tolworth or Chessington.

Epsom has trains into Waterloo, Viccy and LB but for £400k it is likely to be a flat I imagine if walking distance from station and in a largely non la or ha location.

@firsttimebuyer169 - have a look at SearchSmartly - it's a handy tool to help discover good homes that meet exactly the requirements you spoke of. E.g. I dropped your budget, commute, and parks/gyms needs into the tool, and here's what it came up with.

Clapham Junction (am a cyclist and have lived here before, can confirm it would be a good area for the requirements you mentioned): www.searchsmartly.co/properties/3832943

Friern Barnet: www.searchsmartly.co/properties/5595737

Hither Green: www.searchsmartly.co/properties/6321998

And lots more!

Beckenham / Penge - around clockhouse area. You can still walk to overground station or train to Lewisham and then DLR (on a good day you can do it in 35 mins)

Drove to Hampton Hill and Sutton this weekend to see a few houses. Haven't found anything close to the stations yet. But just came across two properties about 10 mins walk to Worcester Park station (Zone 4). Any thoughts on this area?

Planing to go check Orpington this weekend.

Worcester Park is a very good family area. There’s a nice soft play and a big Waitrose and a selection of other shops and restaurants. I would probably like the bit towards Cheam the best as you’ll be in the catchment for Cheam Common (top school) as well as close to Nonsuch Park, leisure centre and library.

Don’t know if you’re familiar with the website below but you can check out schools on there.

www.compare-school-performance.service.gov.uk/find-a-school-in-england

Hi - I live near CW and I work out in Hounslow. Honestly, don’t do that commute. Going that far West to the Wharf will drive you crazy. Recommend staying on the South/East of the city, have you looked at North Greenwich, Charlton?

I think Worcester park is a bit trickier for secondary schools if you’re thinking on a bit. There aren’t anyone Worcester park itself although some secondaries take a certain number of Worcester park children. A friend in Old Malden near Worcester Park had a tricky time with secondary places for her child, .

Old Malden would be trickier. On the borough of Sutton side of Worcester Park, Glenthorne takes some children and if you’re a longer walk from the station towards Cheam, then you’d be in catchment for Cheam High (bulge years at the moment so the catchment is small). On that side you’re also eligible for catchment applications at the Sutton grammars.

www.rightmove.co.uk/property-for-sale/property-82653500.html

OP, if you’re checking out Worcester Park, then this house is worth a look even though it’s a slightly longer walk from the station then you’d like.

School-wise it’s close enough to Cheam Common Infants and Juniors and Cheam High to get in the last 3 years. Drop offs on the way to the station, close to shops, small park and playground round the corner. Leisure centre, large park and an amazing playground within walking distance. The house comes with a garage which is very useful for bikes and kids’ stuff. So it would be a fab house from a family perspective.

Thanks JoJo. I'm viewing a house very close to this (its on the Cheam common road) and another one on St Philip's Avenue this saturday. There is another one on Longfellow road which is closer to station but further from the schools. Lets see how it goes :)