Small family looking for 2-bed flat in London - budget 700k - but where?

[rollypolly80]

I am about to start my property search - currently renting in Central London, but really need to get a place for me and DS. I am new-ish to London and with a small kid/work/lockdown just haven't had that much time to look around the different areas, so would be great to get any advice on areas to look at.

Where would you recommend that is green, family-friendly, liberal and not too suburban. Because I am on my own it would be great to move somewhere with a nice community feel that is not too transient but still has a nice high street with some useful shops, cafes and a few things to do with children.

Budget is around 700k tops for a two-bed flat - but needs to be somewhere with great state schools for DS and not too long a commute to Euston. So, unfortunately, SE London is probably too far out as its just too long with my commute and pick up times etc.

Any areas that you could recommend? Thank you!

you can get a small 2 bed in West Hampstead for that price - some good schools & very good transport links (Thameslink + jubilee line).

Also look at Queens Park for good connections to Euston on the overground.

I know you said not SE because of the commute to Euston, but quite a lot goes in to Kings X from SE London and it's well within walking distance - what's your max commute time?

@rollypolly80 - Lots of options!

1. Places you can commute to Euston from:

Commuting to Euston:the best villages for good-value homes, rolling countryside and easy access to major train hubs - Fast trains, heading north out of London Euston, open up villages with large family homes at comparatively affordable prices.

1. Would you consider Hertfordshire? A lot of places in the commuter belt there with regular trains going into London Euston or St Pancras or Kings Cross (all stations are near each other).

For a budget of £700k you could buy a nice house with a garden in a commuter belt. Schools tend to be decent too.

Commuter towns in Hertfordshire:home county's quick commutes and buzzing social scene draw homebuyers leaving London - Popular with Londoners considering leaving the capital, Hertfordshire has some of the best market towns for buyers.

or

Which Hertfordshire commuter hub is best for you?

1. In answer to the original question about 2-bedroom flats in London in a budget of £700k.

Maybe try Crouch End, Highgate and Muswell Hill?

Thank you, everyone! :-) Will check some of these areas out!

@LBOCS2 - am ok with a 45mins commute - re. SE London my main fear is getting stuck on a train trying to get home and my DS not having anyone to look after him after a club or sick....so ideally would like to live somewhere with a reliable commute if that makes sense. Although, by now SE London seems a lot more 'us'...

@ChocoTrio - will check out the links you've suggested. Not even thought of moving 'out' of London but that might be an idea.

In general - are there any differences between places like Queen's Park, West Hampstead, Crouch End? How do Londoners pick where they buy? Does everyone pick the area first and then looks for a house or just identifies a couple of areas and goes from there? Am still getting used to just how vast it is .....

I would have suggested Dulwich/Herne Hill if you weren't eliminating SE London. Your budget is decent for a 2 bed flat.

How about Battersea/Fulham in the SW?

Agree with other recommendations for areas in North London (Hampstead, Crouch End etc) - Chalk Farm/Belsize park too.

@rollypolly80 - Queens Park and West Hampstead are on the North West side of London.

Crouch End and Muswell Hill are more North East.

There is also Stoke Newington. There are some overground trains there, but I recall there being lots of bus services when I was looking there. It has a lovely family feel to the place IMO.

How Stoke Newington became the new Islington for home buyers - Good schools, an arty, creative vibe and plenty of parks have made ‘Stokey’ the place to buy

In terms of knowing where to choose - have you got any other friends and family? Maybe go somewhere near them so you have bit more of a support network in place.

Pimlico

@ChocoTrio - thank you for the additional suggestions. Most of the people I know/work with live outside London or really far out. But they have partners which I guess helps with the whole work/commute/pick up times. My hope is to get somewhere ok and try to make local friends (how do newcomers make friends in London - but that's for another thread) ;-)

@Smallgoon - could you suggest anywhere specific in Battersea/Fulham? I've seen Fulham Broadway on the map - but really don't know where Battersea is....

Is it possible that after lockdown you might work from home permanently? If so it would definitely open up your options.
lots of travel options too, with Thameslink service, Overground etc

@SecondaryBurnzzz sadly not...my job is mostly on-site. And while it's been quite difficult to get any work done from home and look after DS - it has been lovely to rushing between the office and pick ups.

It's also a bit stressful not knowing whether to stay put in our rental flat (term ends in Sept) and desperately try to buy something or extend it till Jan and see what happens.

I love in London City island, 2 bed apartments go for between £600-£700k. The apartments are beautiful and really spacious. Great transport links - we have the Canning Town station very close which has the DLR and the jubilee line, and are right next to Canary Wharf. It’s a lovely community filled with very interesting and successful people/ very creative, with lots of families. We also have The English National ballet, a heated all year round swimming pool, spa area, gym, concierge and security all included in the service charge. I love it here. I’ve also seen Royal Wharf which is very family friendly, but a little further out.

Also, how do people do it - do you borrow as much as the bank will lend? Or do most people end up buying something cheaper .... ? FTB (most of the deposit is from an inheritance) so am now trying to be as 'smart' as possible... :-)

This isn’t what you asked, but as a newbie to London, and FTB, and living in a time of plague, I’m going to say definitely wait a while before you buy.

Spend some time after lockdown is over seeing what your job is like, commuting is like, getting back home in time is like. Meantime, spend your weekends out visiting places.

In terms of where, look at your tube and train lines. If you’re in a hurry (you will be) you don’t want to be pissing round with an overground train that is only every half hour or whole succession of buses.

Getting to Euston easily in reality means anything on the Euston or Kings Cross lines are in the frame.

In your shoes, I’d probably choose a town to the north of London (Enfield, Potters Bar, Watford) but that might just be because I’m old. And it would likely make your commute expensive.

could you suggest anywhere specific in Battersea/Fulham? I've seen Fulham Broadway on the map - but really don't know where Battersea is....

That's because it doesn't have a tube station yet which I believe is due to be finalised by October 2020, as part of an extension to the northern line. Battersea isn't too far from Fulham and is on the river - it has a train station (Battersea Park) which goes to Victoria. Somebody started a post on here about Walthamstow the other day which could also be an option, and you'd get a lot for your money.

I'd second what another poster has suggested and take your time. If you're still fairly new to London, it's probably best that you try to visit the specific areas at the weekends and get a real feel for them. Create a shortlist and then go from there.

Also, how do people do it - do you borrow as much as the bank will lend? Or do most people end up buying something cheaper .... ? FTB (most of the deposit is from an inheritance) so am now trying to be as 'smart' as possible... :-)

I personally didn't borrow as much as the bank were willing to lend as I found something that worked for me, which was at the lower end of my budget. I guess you'll get a mortgage in principle for the maximum that the bank are willing to lend, and then it's down to you to find your dream property :) - you may end up finding something you love for 100k less then the 700k you've proposed - you don't have to spend at the top end. Is there a reason why you've specified a 2 bed flat rather than a small home? Would you prefer a new build etc, is a garden important? What is your current rental like?

"In your shoes, I’d probably choose a town to the north of London (Enfield, Potters Bar, Watford)..."

Yes, that would be my recommendation too. With your budget there's no need to look so far north like Enfield and Potters Bar never mind Watford. I'm thinking of areas like Finchley and surround. Great schools here too for your child. Central Line tube from Finchley takes you straight to Euston - and King's Cross!

Central Line? What am I thinking about? I mean Northern Line!

It's late... 😑

@peteneras, @Smallgoon thank you very much for taking the time to write everything out. My current rent is about 2.2k which is great for where it is but a bit too high on one salary plus childcare costs. Hence my assumption that I should really get my act together a buy somewhere. But am clearly a bit scared of what will happen to house prices/economy this year.

Honestly, I put down a two-bed flat because I just dont think that my budget would stretch to a house. But as there're only two of us - a flat should be fine. I also come from abroad so really like living in a flat but I know that in the UK most people try to aim for a house.

Had no idea that the Northern Line was going to be extended. Have heard about the Elizabeth Line though who knows when that will happen.

@rollypolly80 - if I was you I would go for a house with a garden. It's a better investment imo.

You're more likely to get a freehold property if you buy a house. There are some share of freehold flats in London, but that still means you have a neighbours to share communal duties with and possibly ground rent and/or service charge too.

Watford was suggested by other posters. There are regular trains from there to Euston too. I just did a quick search on Rightmove.

Example: 4 bedroom semi-detached house for sale around £650k and 0.1 miles from Watford Junction station.

So with your budget you can afford a house if you go a bit north of Euston. Watford also has Grammar Schools for when DS is a bit older.

There's also Harrow area, which is large so it depends which bit you're in. I have heard it has decent state schools, in addition to the famous Harrow School which is independent of course. You can afford a house in or around Harrow-on-the-Hill or somewhere near the other stations in the area.

3 bedroom cottage for sale for around £659,950 and 0.5 miles from Harrow-On-The-Hill station which has overground and tube that goes to Euston.

As other posters have said - it's worth seeing how the dust settles with property prices and use the time to discover places.

Brockley another hidden in SE you get a better value for your money.
or blackheath.

I also think you should look around Stoke Newington if you want a relaxed liberal vibe. although Kensal Rise might be an option... places like Fulham/Battersea (have lived in both) aren't as liberal and relaxed in my experience.

Tufnell Park! Walking distance to the Heath, amazing schools, great shops and friendly neighbourhood.

That's a great budget for a two bed, you should be able to get something really good.

How about Finchley, Muswell Hill or Alexandra Palace? That part of North London seems to be really good for state schools. Or Wanstead in East London? That's a lovely community with a great high street.

Wouldn’t rule out commuting, eg from herts. Advantages include housing, less pollution, green space and often more capacity/choice with respect to childcare, schools and public services.

Options for childcare with a house would be an au pair, and/or after school club or childminder. In commuter areas childcare providers are pretty understanding about train issues, and other families in a similar boat often v willing to help each other out at no notice!

I did really like living in a flat with no garden in London with small DC, and would have happily stayed (we moved out at DH’s preference), but aside from the longer commute, which IME is a massive drawback, a lot of things have been easier for us in commuterville.

OP if you’re a single parent with an on-site job, I would try to keep within 30 minutes door to door.

On Rightmove you can draw a search area. I would work out where you can comfortably get to within 30 minutes and set your search area there. Then initially set a search on really tight parameters eg flats, 2 bed only, 600-650k or whatever. You can widen it later if you don’t find what you’re looking for but that should help you understand the spread of your 30 minute area.

Then I’d filter within that by schools. Look up schools in the areas that look nice at in your search. Go on the Local Authority website and find out how far out from each school kids get offered places. And look on their websites and check out before and after school care, cos you may well need it.

So, yeah. Find a few schools within 30 minutes door to door in decent ish looking areas. Then only look at flats within the catchment or “last place offered” distance.