350-400k, 3 bed, decent schools, commute to City of London

[SparrowNest]

Can anyone recommend areas? Currently thinking Orpington or Whyteleafe might be good options. We have a toddler and are hoping to have a second child soonish.

Watching with interest. We’re looking for exactly the same at the moment and considering Orpington and Sidcup but keen to hear about other areas as well

@Turnedouttoes let me know if you come up with any more ideas! I’ll try and do the same

www.rightmove.co.uk/property-for-sale/property-72130392.html

This one has amazing school catchments if you’re up for a bit of a project.

Otherwise, Sutton has great schools and commutes (direct to Victoria, London Bridge and St Pancras via City Thameslink). 400k is a bit tight so more likely to be either an ex council house or a lovely 3-bed maisonette in a desirable area. The latter often come with a private garden, garage and a share of freehold so could be a nice option.

Or actually there are some lovely 2-bed period houses with fab catchment in that budget in Sutton.

Thank you! Will have a look at Sutton

This one is in Sanderstead near to two Ofsted outstanding primary schools - Atwood and Gresham. It's ex council but most of that area is privately owned now. There's a covenant not allowing pubs in Sanderstead village, so the area is great for young families but can get a bit boring for older teenagers.

www.rightmove.co.uk/property-for-sale/property-97677695.html

Bexleyheath or Orpington

How long is the max you would commute for? Would parts of Kent be worth considering? Ashford is around 30 mins until London?

Sidcup or New Eltham - fastest trains from New Eltham are direct to LB during the week and take 14 minutes. A few mi utes linger from Sidcup. Very good primary schools too, green and safe as far as London goes. Excellent Grammars in Bexley and Bromley Boroughs too.

You definitely wouldn't get Gresham and only maybe would get Atwood from that house @treesandrocks - but yes, Sanderstead is a good shout. It's close to Bromley and Croydon for teens, excellent schools (both primary and secondary) and less than 20 minutes to London Bridge and Victoria.

This one is further down into Selsdon (better high st IMO) and you'd probably get Greenvale on the waiting list, if not first time around - and if you didn't, Selsdon Primary has had a very positive OFSTED recently.

@LBOCS2 You're probably right, things have changed, you might not get Gresham these days. We chose Atwood then, and our neighbours with little ones also go to Atwood now, and we live further away from that house and the school.

The secondaries in that catchment are Riddlesdown, which is an excellent school and Warlingham, which definitely is not outstanding.

Oh dear. I thought you could still get a 3 bed for £400k within SE London itself in some places? Am obviously behind the times.

@treesandrocks I was mainly thinking about Riddlesdown at secondary level, yes!

Atwood had a bulge year a couple of years ago which did temporarily increase the catchment but as far as I know it's been between 400m-500m for a while :)

@Strawberrypancakes they're all 1920s Art Deco style around there - it's a funny mix where some have had a new pitched roof and the majority have had the original crittal windows replaced at some point. The ones which have been left alone are a nice example though!

@Chicchicchicchiclana

Oh dear. I thought you could still get a 3 bed for £400k within SE London itself in some places? Am obviously behind the times.

Dozens of houses in the DA15 postcode area for between £350-£400K.

DA16 worth a look too.

Do you have any other criteria such as visiting family / friends etc - as if you travel N or W regularly then it would make sense to focus N or W London rather than S or E as it can take hours to get around or across London before you have even started your trip.

I would also look v closely a train/tube costs and their specific timings as efficiency records. Some routes can be over £4000 / year which is a big chunk from a take home salary.

Does it have to be a house? From other threads on here you might well be able to pick up a bargain apartment centrally. There are v good schools in central London, you could save time and money cycling to work - both of which are precious commodities when you have babies.

Whyteleaf is a bit of a no mans land. I used to live in Kenley down the road from there, has a bit more character and good commute from Purley.

A bit outside London, but Farnborough is a quick commute and can be doable for your budget.

Come to Plumstead!

The train line goes to London bridge and cannon street. Woolwich is close by where you can get the dlr to bank. And the crossrail (when it finally opens).

There's loads of great primary schools and the grammar schools of bexley are nearby. There's loads of green space and a great community feel.

You can easily get a 3 bed house for under 400. Some parts of Plumstead will be more than that as prices vary within the area.

P.s. there's loads more green space than shows on Google maps. Both bostall woods and plumstead common show as grey on goggle maps for some reason.

Someone up thread mentioned Croydon and Bromley good for teens. Bromley has had a lot of improvement recently, Croydon quite the opposite. Was all set to become much improved with Westfield but now that's not looking like happening it's all empty shops and deterioration.

Some good options found here, all within your budget, 3 beds, close to primary schools, and within a 50min commute to the city of london. You can also adjust your constraints with the filter option.

Quite surprised to see this option in Kilburn show up, I thought the area would be pricier.

Here's a nice duplex home in Romford within walking distance to the station and 45min commute.

Here's a recently refurbished maisonette in Forest Hill, also about 45min commute.

Lots more interesting options on the results page too.