If I need to commute to Blackfriars/Southwark/Farringdon?

[december2020]

And have a budget of 800k, what areas would you recommend to look at when buying?

We've got a young DS and a dog.
Would prefer a house in an area that has a mix of leafy green and with amenities like restaurants, pubs and things to do.

But with a 30 minute train/tube ride or less - if that's even possible (of course this wouldn't include waking time).

Does this area even better exist for 800k properties? I'm starting to think it doesn't.

Have you looked at Camberwell / Kennington ? Overground from Denmark hill to Blackfriars, or from elephant and castle to Blackfriars or Farringdon, both options are about ten mins on the actual train itself. Also a number of buses (or even walk) to Southwark.

There's burgess park, brockwell park, lots of smaller green spaces and a mix of restaurants, pubs and newer things popping up really fast (not sure everyone is happy with the rate of change).

Beckenham?

The Thameslink goes to Blackfriars / Farringdon but pre Covid at least it used to be rammed coming from the South. IIRC anything past Mitcham was hit and miss whether you could get on.

There are also other Thamesljnk lines going out Bromley / Beckenham way but not sure how busy they get.

Do you want London or suburbs or commuter town?

Crofton Park is a good location for the Thameslink route north. Just down road from Brockley bars.

Gone but you get the idea

Buckthorne Road London SE4
www.rightmove.co.uk/property-for-sale/property-106497851.html

St Albans possibly? That's around 30 min to Farringdon but thameslink is v expensive. A 30 min tube journey would probably be a cheaper commute.

Brockley - Crofton Park side for the train. Been here 6 years. Best decision we ever made

West Norwood or Streatham in distance for Tulse Hill or Streatham Thameslink.

Like a PP I'd have a look at the Thameslink line into south London. Crofton Park is good for young families and there's Hilly Fields (among other parks) for dogs.

Came on to say the same as some others ..you have described a number of areas in SE London. I'm in Peckham rye (train 14 mins to Blackfriars. As someone else said the Thames link trains into Blackfriars/ Farringdon were always packed but I suspect they will be quoted now going forward)
I was interested to see what you could get for 800. There are lots of split level apartments on right move for significantly under your budget with 3 bedrooms. Gardens etc but there are also houses. Nunhead a great option, Peckham rye (huge park and loads of good bars and restaurants) and also herne hill which has the gorgeous brockwell park. All on the right track lines for you. East Dulwich more expensive. Lovely but not on the right Train-line... people tend to get the bus or walk to Denmark hill staton or walk to Peckham rye.

www.rightmove.co.uk/property/89926357

www.rightmove.co.uk/property/76241847

www.rightmove.co.uk/property/76834530

You could get a lovely 4 bed detached or semi detached in Purley or South Croydon for your budget. They're 30 mins to Blackfriars and Farringdon on Thameslink. Some examples

www.rightmove.co.uk/property/80190312

www.rightmove.co.uk/property/104323061

Haydon's Road near Wimbledon to Blackfriars is 29 mins direct?

Beckenham. Good schools, pubs, restaurants, lots and lots of parks. 10 mins into the countryside. As well as thameslink (few trains from Kent house but more from shortlands) you have clockhouse/hayes line to London Bridge. Lots of stations!

Thameslink is fine- i used to go to City Thameslink which is sort of in between the stations you are talking about. I was near redhill but the stations between East Croydon and Gatwick airport are all pretty green areas- Surrey commuter belt.

Denmark Hill is a good shout. Have a look at the roads around Camberwell Grove and Grove Lane. You should be able to get something decent for 800k particularly if you are willing to look at non "period" properties. The journey into Blackfriars and Farringdon is great because the train empties out at Denmark Hill. Lots of people get off there to work at the hospital.

If you can cycle in, that opens up more options.

Beckenham

Herne Hill!

If you wanted to go outside the M25 you could look at Tonbridge. Fast train (30/35min) straight into London Bridge/Cannon Street - so within walking distance to the paces you listed below.

Great state schools, lots of places to walk with the dog too.

Meant to add, £800k will buy you a 4+ bedroom detached house, within walking distance to the station in Tonbridge.

Where are you now? Depends on whether you want to be in London or suburbs? Tooting overground could get you to all those stations in about 30 mins . You’d comfortably get a nice 3 bedroom for your budget, and there are very good primary and secondary schools, Tooting market for cool restaurants and bars and a big park nearby .

Amazing thank you everyone (and sorry for the delay on response)! You've given a lot of places to consider and I'll definitely have a look at Thameslink!

To answer a few questions:

I'm not too precious on whether it's London, suburbs or commuter town if it ticks the boxes - DH works on north east/east London and drives so it would just need to be accessible for him too (he's currently commuting about 1h each way, give or take with traffic).

Happy with a non period property as well

Outside M25 is also totally in consideration

We're currently in Essex with a train journey of 45ish mins to London Liverpool Street. It's great but just a bit too long when you do the door to door commute with work as well as then trying to juggle nursery pick up and drop off. So ideally we're hoping to reduce the commuting time so there is more time to be spent with DS as well as being able to get to him quickly if he ever needs to be picked up from nursery/school out of normal times (for example due to illness etc).

How about Highams Park? 23 mins on train to Liverpool st and then Circle to Farringdon.

www.rightmove.co.uk/properties/90238660#/

Houses walking distance to train station in your budget. Epping Forest and The Highams Park on the doorstep. Good community feel and great primary schools.

www.rightmove.co.uk/properties/107114015#/

Camberwell