Which areas in London to buy?

[Kloklo]

Looking to buy a house (3-bed+) in London, hopefully in the next year, with a £600k budget. (Looking to buy a house rather than flat due to leasehold and ground rent with flats).

Ideally looking to buy somewhere with a reasonable commute to central London (within 1 hour) and within walking distance to a tube station.

Currently rent in west London (Ealing/Acton) but not sure I can afford it to buy unless house prices go down significantly.

Could anyone recommend good areas near tube stations that I could look into please? (I’m not familiar with east London at all, but realise I may not be able to afford west).

Thanks very much.

We bought a house recently in Walthamstow, which has some lovely streets, green spaces and plenty of transport options (you can find three bed houses near Blackhorse Road station around 550-650k. Walthamstow Central is more expensive). For your price range I would look at Walthamstow, Leytonstone, Forest Gate areas.

Sutton

I'd also look in Sutton. Good schools and transport links and good selection of more affordable houses.

Though you mention it has to be near a tube station rather than rail...? Which Sutton isn't.

In east London I'd say that Leytonstone, Leyton, South Woodford and Woodford are all possibilities, as well as parts of Walthamstow as has been suggested. Having a quick look on Rightmove, your budget would tend to get you a smallish house (around 1000 square foot) and the third bedroom would be a box room.

At your price point, there is definitely a trade off in relation to area and house. So you could potentially buy an 'ugly' 60s / 70s house in a better area, or a nicer house in a less well thought of area or one that has major compromises. One of the compromises that often comes up is being really close to the north circular or other main roads.

Thanks so much everyone!

I work near St James’s Park tube atm, and can imagine myself working there for at least the next 5 years (very big organisation, with lots of promotion/development opportunities).

I currently live in Ealing and would LOVE to stay here, but I don’t think I can get somewhere spacious for 600k.

I’m starting to look at Hanwell, which seems pretty good (close to West Ealing, which has lots of good supermarkets), lots of lovely green spaces, close to where I currently live so I know the area, close to good transport links (Hanwell, W Ealing and Ealing Broadway will all be on Crossrail - when it eventually opens!)

The places I’m looking at in Hanwell are all a bus ride away from Ealing Broadway and West Ealing, which is v handy.

Any thoughts on Hanwell?

@Alwaysmoving2
They’re flats, though.

I have friends in Hanwell. They like it.

We like the Hanwell area a lot. Great schools (both primary & secondary), plenty green space, good shops, good transport links, good community... Prefer south of Uxbridge road, closer to Northfields (good high st) but there are good areas north of Uxbridge road too. With your budget, you will be able to get a 3 bed house at a push although it would probably need some modernisation. Other cheaper options could be Perivale/Greenford where you would get comfortably 3-4 bed house but these areas lack some of the benefits the Hanwell area has.

Another vote for Penge. 20 minutes to Victoria then it's a short walk to St James Park.

There's some beautiful houses, great bars & restaurants and a good sense of community.

Greenford/ Perivale and Northolt.

Second Greenford/Perivale. Upside
Good transport options, massive woodland and canal park walks. Cheaper to get a 3-4 bed with garage and driveway. Lots of families. Okayish schools. Multicultural.

Downside of Greenford is that there is a number of HMOs and lots of street drinkers. The area has gone downhill in my view.
No independent shops either but the area is undergoing redevelopment so may change.

Thanks so much everyone. I’d definitely be happy to get somewhere in need of updating/modernisation, as long as it was liveable, so that I could do it up bit by bit while living in it.

Totally agree with you @zizu73 - I’d love to get somewhere in Hanwell that’s close to Northfields if I can.

I’ve got family around Ealing/Acton, and I’ve rented for a while now around west London, so I’d love to stay West if possible rather than moving very south or very east.

Walthamstow already mentioned but you could also look at Highams Park. On the overground from Chingford to Liverpool Street, close to Walthamstow if you need the Victoria line. Could get a 3/4 bed house. Great area and with good transport/schools and beside Epping Forest and Highams Park Lake.

Would second Penge/Anerley. Lots of travel options to central London and you could get a house with that budget. It’s in Bromley borough so the schools are generally good. Crystal Palace Park is also in Penge. You’re very close to Crystal Palace for nice bars restaurants etc.

www.rightmove.co.uk/properties/97256729

www.rightmove.co.uk/properties/84830011

www.rightmove.co.uk/properties/74406090

Purley/Kenley/Warlingham/Caterham areas is reasonable. There are some very overpriced houses there, but if you pick the right street you can get a bargain if you're not a snob.

You can get a 4bed semi ex-council house that needs no work doing on it for £500,000. You can also get a 3 bed new build for about £600,00 so it depends what you want.

35 minutes into central London, fantastic state schools, good area with little crime, close to the M25 and Gatwick without the noise... Yes, it's close to Croydon but actually the area surrounding Croydon is pretty nice.

Definitely Walthamstow - I’ve rented here for 5 years and absolutely love it! On the Victoria line so really easy commuting

Unfortunately we’ve been priced out of the area now that we are buying - and have actually bought in Tottenham - got a much bigger place than we could afford staying in Walthamstow! Tottenham is a good location- but think it’s got a way to go to be as nice as Walthamstow!!

Ruislip and Ickenham. Both pleasant areas , at the foothills of The Chilterns, with a good sense of community & excellent transport facilities, including both tube, ( Central, Met. & Piccadilly Lines) & The Chiltern Line into Marylebone.

If you want to stay near Ealing/Acton then Hanwell is a good call and good value compared to surrounding areas. £600k would still likely mean some sort of compromise on the house but is doable eg www.rightmove.co.uk/properties/85747924#/

Hanwell station is now 4 trains p/h - will likely get 6 when crossrail is completed (2023?) --and more comfortable than the tube. A house closer to Boston Manor would probably give you a slightly quicker commute to St James' but anywhere on the borders of Northfields is likely to be out of your budget.

Hanwell has lots of green space (often missed on first impressions from Uxbridge Rd), local walks, pubs and decent schools. Also, as you say, lots of supermarket choice: West Ealing has a Sainsbury and Waitrose, Hanwell a Lidl with a Sainsbury local expected. Hanwell is friendly and family orientated but doesn't have as many cafes as the 'naice' parts of London. You will get more for your money in comparable areas of East and South London but you'll have to pay a premium if you want to stay near your family.

I have fond memories of Ruislip but London it ain't (except in the technical sense of course).

Completely spurious, but I follow Kate Hiscox (Wearsmymoney) on Instagram and she makes living in Hanwell look great!

If you want to stay west, Hanwell/Boston Manor/Osterley/Isleworth maybe Northfields will all be achievable on your budget. Not all on tube but some are....