Where to move from Balham?

[Charlottemh]

After trying to sell my small garden-less flat in Balham for a year (going through 3 different estate agents) I finally have it under offer. Myself and my partner are now trying to decide where to go, the main requirement being a garden after a tricky lockdown with no outside space.

Our budget for a small house or maisonette with a garden is max £800k. We’re considering Earlsfield or West Norwood/Crystal Palace. Does anyone have any opinions or other suggestions? Basically we want to live somewhere exactly like Balham!

Also I’ve noticed a house come up in the College Gardens area which seems suspiciously cheap given it’s a 5 min walk from Wandsworth Common - does anyone know this particular area?

Thank you!

Is college Gardens leasehold rather than freehold?
Tooting and Streatham are the obvious step out from Balham.

I have family who live very close to College Gardens so know that patch well. Also looked at a house these about 15 years ago, which was lovely but we wanted to be nearer Balham (where we live now). I think it’s a really good spot. Near Tooting for the market and near Bellevue if you want something smarter. Plus you’re still very close to Balham!

ps. We are also moving from Balham, all the way to...Streatham...

Yes I thought the College Gardens location was great which was why I couldn’t understand the price - although I appreciate they aren’t nice period properties. Is it an ex Council estate, do you know?

Rollercoaster1920 It’s a freehold house.

I nearly bought my first property in College Gardens but opted for Clapham South instead. Yes they are cheap for the area but not visually that attractive and a bit “estate” ish.

I then moved to Earlsfield and stayed for 23 years (have just moved out of London). In your shoes I would pick Earlsfield over West Norwood/Crystal Palace every time unless those areas deliver a house for you in your price bracket. Both Earlsfield or College Garden house are really good locations and you are still very near to Balham that you like. Transport slightly better I think from Earlsfield than Wandsworth Common.

I know lots of people rave about Crystal Palace but it’s just never had the same appeal to me and in fairness only came onto the desirable map later in the game when affordability pushed the boundaries out further to those areas.

There are many many nice roads in Earlsfield that will give you a huge fabulous maisonette with garden or 2 or 3 bedroom house in the cheaper roads such as Swaby, Headington, Lidiard, Leckford, Openview - though you may have to do some work on them.

If you have loved Balham I can’t help but feel you would find it hard to adapt to West Norwood, perhaps lesser so Crystal Palace. Also if you have friends in Balham Wandsworth Common and Earlsfield are very close to maintain your social life with them.

Thanks friendlycat - that’s really helpful. To be honest if I could afford to, I’d stay in Balham in a heartbeat but unfortunately even the maisonettes here are out of budget unless I compromise and go next to a train line or renovate. So yes next best option is probably somewhere nearby. I’ve not actually been to Earlsfield that much, despite Balham being technically nearby, so I think I need to explore the area a bit more.

Yes Balham is now very expensive. You will obviously get more for your money in Crystal Palace and surrounding area but this is where you have to judge potential house versus maisonette. Or cheaper house say in College Gardens or a bit of a project in Earlsfield.

With the cost of stamp duty these days, and depending on your ages and future family etc, if you are only thinking short term the stamp duty is so high to then pay it again in a few years down the line for a house etc. is crazy. Somehow you’ve got to get to the bottom of what is the most important going forward as most young couples with a baby then don’t want the maisonette and want the house. This might not be in your future plans and then location is the prime driver but with more space and a garden.

But you’ve got a decent budget and to trade up in size inevitably you have to move to a slightly cheaper location. Though I realise it’s laughable talking about cheaper locations when the £800k still rules out so many options.... but that’s London for you😂.

I can remember when Balham was considered dire, then when Earlsfield was “where is that”, Crystal Palace just awful etc. But now look at it all hey? As you can tell I’m much older and a lot has changed in 30 years.

I prefer Earlsfield - it's more similar to Balham than CP, just a bit smaller and more peaceful. I'd say CP has more of an urban feel.
I like Clapham and Earlsfiel is close by.
CP is a hilly area - some find that annoying, it's also bordering rougher areas. But you'dd get more for your money and it's still a good area.

Go for Wimbledon/colliers wood or raynes park. They are the perfect next step for you and also great schools if you thinking about starting a family.

Ps of your two options earls field every time

I've lived in Balham and Earlsfield before they got posh. I can't believe the prices you are talking about and wish I hadn't sold up! [grin} We paid 62k for a lovely one bedroomed garden flat just off Garrett Lane in 1998! Anyway, we loved Earlsfield, I have very happy memories of living there.

My only recommendation is never ever move to Morden. God I hated Morden!

Streatham Hill or West Norwood.

Crystal Palace.

The compromise is no tube - but there are very good transport links and options.

My Brixton neighbours and people looking to upsize from Streatham Hill are moving to Thornton Heath or Norbury or Streatham Vale or South Norwood - which don't have the cafe / independent shop culture of Balham or Crystal Palace but do have up and coming potential (Thornton Heath is a v mixed bag - good bits and not good bits).

Friendlycat - yes so true about stamp duty. To be honest we were looking outside of London (in Sevenoaks area) for a while for that very reason - to find more of a ‘forever home’ but changed our minds. At the moment there’s nothing available out there (literally nothing - a couple of houses might go on rightmove but they get snapped up way above asking price before we can even journey down there to have a look). We’re in our mid-30s and have been trying for a couple of years and realising we might not be able to have children - in which case there’s no point rattling around a 4 bed in the countryside. Also we’ve both realised that we’re just not done with London yet - so if we’re lucky and do manage to have kids then I think we’re happy with the idea of moving again despite cost of stamp.

Sadieelouise - I did consider Wimbledon but I thought we couldn’t afford it... maybe I’ll take another look.

The problem is my partner is a bit snobby and has always said ‘no’ to places like Streatham and Tooting without really giving them a chance. I don’t think he’d even consider places like Thornton Heath. I might try to explore Streatham though, everyone seems to be moving there and it’s just the other side of Tooting Common...!

West Norwood is definitely worth a look.

Lovely tree lined streets of period houses, great primary schools and Dunraven which is a very good secondary.

It's changed a lot in the 20 years I've been here, much for the better but without the overly yummy mummy vive of East Dulwich. It still has a good vibe and an amazing community.

I would def recommend it. You'd get a lovely big house on one of the roads of St Julians Farm for your budget.

Nothing dodgy about College Gardens area, it’s quiet and a bit suburban, not really near a lively high street, but nothing bad.
There is however a big housing development being built just behind it (on the Springfield hospital site) which may mean it’s noisy and dusty to live in right now. Once the development is done it may be a plus point though as there will be a park shops etc there.

You can’t afford central Wimbledon but you def can’t the outskirts like raynes park or colliers wood. All are walking distance to Wimbledon where you’ve a theatre, cinema, pubs etc. Colliers Wood doesn’t have the villagey feel but has the northern line (as does south Wimbledon). Raynes park has a lovely centre and a great train link. All have outstanding schools and best of both being in London and yet still having lots of green space. We moved here from Clapham South too - we wondered why we hadn’t moved earlier!!

www.rightmove.co.uk/properties/80260266#/

It needs a bit of work but this is the sort of thing you could get...

Wimbledon /Colliers Wood borders
www.rightmove.co.uk/properties/79721607#/

Being older than you I remember when people were snobby about Balham 😂.

But I do agree, if you can afford it there are better places to live than Thornton Heath for a couple in their 30s making the most of London Life.

Crystal Palace or West Norwood would get my vote.

Check out Raynes Park, some friends of ours moved there recently and really like it, got much more for their money etc...

We actually moved from Balham to CP last year and really love it! A close friend also moved from Balham to Earlsfield around the same time. CP is less expensive and I personally prefer the Triangle + park set up vs Earlsfield high street, but the transport is less good so depends where you need to commute to. Neither area matches the variety of brunch options in Balham though, sadly.

I moved from Balham to Earlsfield a few years ago. I really liked Balham but couldn't afford to buy there. I wanted a similar area. It was a great move for me

Oh no, not Thormton Heath! very rough in places.

True, but some bits are lovely, too!

Not the right move for the OP though.

But housing is very affordable (London context) even in the very nice bits)