Anyone familiar with S London?

[cosmi]

Cannot decide between these two which have been on the market a while:

House 1 www.rightmove.co.uk/properties/78558027#/

House 2 www.ellisons.uk.com/property/30348249

Ultimately, I need a 3 bed so will do loft conversion.

The first is a bit pricey, looking st others around. Generally houses to the west of Haydons Road are more expensive (and bigger), but I have a couple friends who live walking distance to Haydons Rd station and like it, mainly for the proximity to Wimbledon centre.
It's grittier and more traffic around there. I'd look closer to South Park - Florence Rd etc, though they tend to be 800+.
Colliers Wood was always a poor cousin but maybe it's on the up. Kingston Rd is a traffic nightmare and Mertin High St not very nice.
I'd lean towards the Nelson Rd one location wise, unless you want to be closer to the train station.

I’d say Nelson Rd. Advantage being end of terrace and whilst they are close Nelson Rd is further from the railway.

@Changingwiththetimes

The first is a bit pricey, looking st others around. Generally houses to the west of Haydons Road are more expensive (and bigger), but I have a couple friends who live walking distance to Haydons Rd station and like it, mainly for the proximity to Wimbledon centre. It's grittier and more traffic around there. I'd look closer to South Park - Florence Rd etc, though they tend to be 800+. Colliers Wood was always a poor cousin but maybe it's on the up. Kingston Rd is a traffic nightmare and Mertin High St not very nice. I'd lean towards the Nelson Rd one location wise, unless you want to be closer to the train station.

Yes, I heard similar things about people wanting to be west of Haydons Road as that is more 'Wimbledon'. But both locations seem to be Colliers Wood to me.

@maybeshesawomble

I’d say Nelson Rd. Advantage being end of terrace and whilst they are close Nelson Rd is further from the railway.

I'm also leaning towards Nelson Road, but the price differential is huge.

I don't think it's worth much more than 750k.

I know Nelson road and agree that one feels overpriced.

Worth considering where the stairs would go for a loft conversion. For the Nelson road one I can’t see a good option without losing a big chunk of bedroom to corridor space (to stack the loft stairs over the current stairs). But perhaps in the Tennyson road house you could put them over the bathroom (lose the shower and have a shower bath under the stairs).

@MyAnacondaMight

I know Nelson road and agree that one feels overpriced.

Worth considering where the stairs would go for a loft conversion. For the Nelson road one I can’t see a good option without losing a big chunk of bedroom to corridor space (to stack the loft stairs over the current stairs). But perhaps in the Tennyson road house you could put them over the bathroom (lose the shower and have a shower bath under the stairs).

Great you know the area - would it be ok to ask what your thoughts are on price based on the area? I am not keen on viewing at this stage until the price is reduced, which will hopefully be soon.

Yes, I looked at the floorplan of other houses on the road, and they all seem to lose floorspace from the main bedroom, which seems fine, as you would end up with 2 small doubles and a large loft bedroom with ensuite.

I think Nelson is the better option with station proximity & being an end of terrace. It's totally overpriced looking at condition, surrounding properties & sold prices for the road. I'd be unhappy paying over 715 ish

I lived in next road to Nelson Road
2bed, we did a loft conversion.
Loads of these houses have loft conversions now.
Yes it makes the 2nd bedroom smaller, but still a decent double.
I loved this house and the area
It’s the more affordable part of Wimbledon.
Not Colliers Wood, it’s South Wimbledon
I think the Nelson Rd one is overpriced.
One sold in the next road in Dec for £725k

@Condenast

I lived in next road to Nelson Road 2bed, we did a loft conversion. Loads of these houses have loft conversions now. Yes it makes the 2nd bedroom smaller, but still a decent double. I loved this house and the area It’s the more affordable part of Wimbledon. Not Colliers Wood, it’s South Wimbledon I think the Nelson Rd one is overpriced. One sold in the next road in Dec for £725k

I have just seen the one on the next road. Interesting it went for 725k, though I think the Nelson Rd one is slightly better, so maybe somewhere in the region of 725 - 750. 715 feels a bit low for the area....

Nice, fully developed 3 beds would sell for about £8k/sqm - so £860-890k depending on the size of the rear extension.

You’d be buying based on the development potential - if you did the loft but left the conservatory (which itself is off putting, but swapping for a proper extension wouldn’t be economical), I would guess a value of £820k in the current market. Assuming £80k for the loft, then you’d need to be buying at £740k max for the sums to make any sense. Even then, it’s a bit of a gamble given the questionable value of the conservatory.

Comparatively, this looks to have great potential: www.rightmove.co.uk/properties/90274555#/

Colliers Wood is definitely worth a look. It’s got a really nice community feel, several lovely parks, independent coffee shops and some new restaurants. You can walk to Merton Abbey Mills and also Tooting Market. I would recommend looking in the grid between Cavendish Road and Robinson Road.

[quote MyAnacondaMight]Nice, fully developed 3 beds would sell for about £8k/sqm - so £860-890k depending on the size of the rear extension.

You’d be buying based on the development potential - if you did the loft but left the conservatory (which itself is off putting, but swapping for a proper extension wouldn’t be economical), I would guess a value of £820k in the current market. Assuming £80k for the loft, then you’d need to be buying at £740k max for the sums to make any sense. Even then, it’s a bit of a gamble given the questionable value of the conservatory.

Comparatively, this looks to have great potential: www.rightmove.co.uk/properties/90274555#/[/quote]
Thanks, I hadn't seen that one as it's just slightly outside my search area, but a great find, will need to request a viewing!

Found these pics which show more of the house and conservatory:

www.rightmove.co.uk/house-prices/detailMatching.html?prop=89801117&sale=78808239&country=england

I am interested, but the agent has said it's actually under offer at the moment, but I can't see the evidence on rightmove.

Sydney Road, Raynes Park
www.rightmove.co.uk/property/77765472

These convert very well and hold value. V nice area

Bronson Road, London, SW20
www.rightmove.co.uk/property/78553164

Dorien Road, Raynes Park
www.rightmove.co.uk/property/78868962

Are you wedded to SW London? I think you’d get more for your money in SE London. Although it’s not on the tube, train connections are good and there’s also the overground.

Do you have to be in that area? I used to live in Tooting, the very bottom end on the border with Mitcham, and you could get a three bed around there for the price of these two beds or possibly lower. One stop to Wimbledon on the Thameslink from tooting overground station. I was also a 10 minute walk from Tooting Broadway tube so in terms of convenience and property size/space you’d get more for your money

What's the draw to that area out of interest OP? If you go slightly further out to the SM4 postcode you get so much more for you money

I admit I prefer Nelson Road option as well. I agree though the price is slightly high. The Raynes Park options are also really good and you get more for your money. But RP is not Wimbledon and it’s down to preference. If you want to be able to walk into Wimbledon it’s a long walk or bus ride.

Yes it’s only one stop on the train, the area has some shops and a few restaurants, Waitrose etc. But if I was really set on that area of Wimbledon around those roads I would stick with it rather than spread further down towards RP. But it’s cheaper so horses for courses.

Thanks all, I do need to be able to walk into Wimbledon, so keen to stay relatively close to the area.

Seems like most are preferring the Nelson Rd option, but 775k is quite high compared to other prices, and it seems slightly crazy in this market to consider offering below so much below asking when everything is going to sealed bids.

I walk from the apostles to wimbledon y get the tube daily. Very doable.

I am not keen on viewing at this stage until the price is reduced, which will hopefully be soon.

Don't bank on that OP even though the house is massively overpriced in my view, esp if you do want to extend into the loft.

Doubt the price will go down. Sounds like you (not unreasonably) prioritise area over a bit of extra space for your money.

@sunshinesupermum

I am not keen on viewing at this stage until the price is reduced, which will hopefully be soon.

Don't bank on that OP even though the house is massively overpriced in my view, esp if you do want to extend into the loft.

Yes, my intention would be to extend to the loft and replace the conservatory with a solid extension and decorate throughout. Would easily end up at a 'loss'.

I really think the sellers are waiting for someone desperate to take the bait and proceed at near asking.