Affordable safe areas in London

[sweetnessnlight]

Hey

I'm looking to buy a flat in London. Budget is quite tight at around 325. Does anyone know where is good to consider - safe and a nice family area?

I've been looking at East Ham, but know areas like Norbury/Mitcham are also quite affordable. More than anything I just want it to be a safe area.

Help!!

Thank you :)

How many bedrooms are you after? Balcony/garden? Need to be near a tube?

2 bed - and yes ideally within walking distance of a tube!

Garden isn't essential but it would of course be nice :)

I'd be amazed you could get a 2 bed for this budget - unless there is a big compromise like a really noisy street / basement and small or above shops.
Norbury is not the safest, from personal knowledge West Norbury mich better but I think prices haev gone up there a while ago. NOrbury isn't unsafe as such, but look out for what neighbouring houses aare like - when I had a friend living there, there were a LOT of HMO rentals absolutely crammed with tenants, obvously some normal peple, but makesure you know it's not next to you in it's a conversion.

I don't have any knowledge of East Ham. But unfortunately with London the cheaper areas are not the safest - though tbh there's no guarantee of no crime in any areas.

Deptford has kind of up and come with new builds and many nice young people buy there - it's cleaner and safer being new-builds, and good community. not sure what the prices are now, but used to affordable around 5yrs ago.

i think you are pushing it to look fr 2 bed on that budget, in London.
could you go outside london, say potters bar, hatfield, watford, cheshunt.
do you have to commute into town for work.
going further out can often be a quicker commute.
and a bit cheaper housing.

This is a 1 bed cottage but I would have thought it was pretty safe as by London goes as its very close to tube and a family area.

www.rightmove.co.uk/properties/99002831#/

be careful of new builds.
check cladding...and wooden balconies...

Just before covid my friend paid exactly £325k for a flat in a great location in Highgate - walking distance to tube and top floor of a purpose built block (only 3 or 4 flats tall) but with wonderful views over the city. Compromises she had to make - it is only a 1 bed, has no communal garden (although v near park), the block itself from the outside is v ugly, and she immediately spent £25k on putting in new kitchen, bathroom, and flooring throughout.

Would you consider past zone 4?

@Silkiecats yes that’s definitely a safe area. What a great find!

Forest Hill/Honor Oak would fit the bill. You’d struggle to get a nice 2 bed in the area with outside space but this is okay - www.rightmove.co.uk/properties/74136642#/

If you were happy to settle for a 1 bed you’d get something much nicer for your money. Our gorgeous 1 bed flat with private garden will probably go on the market for £315k next year.

It’s a lovely area and you’ve got lots of options for transport links into the city and very family friendly.

Brockley?

www.rightmove.co.uk/properties/107244194#/

Very close to Overground + Southern trains, nice high street nearby.

The market for flats (esp without gardens) is dire so you could find a low-rise modern block or low-rise ex-council for around this amount. (I own/used to live in a low-rise ex-c block nearby and the charges etc were sensible, I know you hear horror stories.)

I second Brockley. There’s so many cool new bars and restaurants popping up in the areas. They’ve also got the best Thai takeaway and fish & chips I’ve had in London

@FizzyPink I hope you’re on the right side of the Brockley’s Rock / Fishy Business divide

You should be able to get something in Walthamstow (which seems equally safe or safer than East Ham, based on gut feel). We just sold our 2 bed flat with communal garden for less than your budget, although it was close to overground and around 15 min walk to the tube. Just had a look and there’s a nice looking maisonette closer to the tube for £300k though.

Telegraph Hill / Brockley / New Cross. Most of South East London tbh although I think you'd be looking at ex local authority places (with no outside space). This side of London is very green though.

@EssentialHummus it has to be Brockley’s Rock, I didn’t even realise it was a close competition

@FizzyPink see I think Brockley’s Rock is brilliant - I don’t even like fish and chips but theirs is amazing - but if you post on the local FB group asking about it there’s a really strong Fishy Business contingent. I ate there once to try and it was terrible- just tasted of not very fresh oil imo - so I don’t get the love, but it happens every time someone asks. Don’t get it.

Anyway OP - move to SE London and decide for yourself .

www.zoopla.co.uk/for-sale/details/58792614/?search_identifier=ccf41707420c8bbc1baed14786cb380b

Garden AND off street parking!

Norbury station has trains to London Bridge or Victoria. Two stops for the tube at Balham, one stop to change for Thameslink, buses to Brixton.

East ham is grim...avoid...also now the high street is plagued with gangs of romany professional beggars and scammers..extremely aggressive..20 extra police to be deployed soon from ilford where also major issue.....walthamstow, leyton and leytonstone much nicer...should get something there with your money.

You want safe...and youre looking at East Ham...oh boy.....avoid.

1. East London - Chigwell.
2. West London - Twickenham/Richmond/Tadworth
3. South London / South East - Banstead, Purley, Epsom
4. North London - Go back to 1-3.

I would second Deptford, it's come up a lot. very good transport links too.

A little further out, but Gidea Park, Romford, Hornchurch, Upminster, Harold Wood might all fit the bill and your budget would go further.
I'm originally from Walthamstow, and I personally wouldn't move to East Ham, but feel perfectly safe in Romford.

AwkwardPaws27

I found Romford a bit rough tbh

But I am ex-Richmond which might be why.

You need southeast London OP. I recently bought my 2 bed flat in a private gated community with communal gardens including tennis court for £325k.