Where would you live in London for 400k?

[Etherealhedgehog]

I'll preface by saying that I'm London born and bred, also that I love my job and really need to be in London for it for the next few years - so leaving really doesn't feel like an option right now.

We have one DD. That's probably our limit but we really want three bedrooms so we can have space to work from home regularly, making it more feasible to manage pick ups etc around our jobs once DD is in school.

Other requirements: we'd love a garden but get that that's unlikely. Failing that we'd dearly love at least a balcony for the hot days. Regretfully we won't consider ex-council (which is limiting) because we've seen too many properties (including one we had to pull out of purchasing) that have been whacked with really enormous major works bills in the last few years, and we can't take that financial risk.

Commute of up to 60 mins to central London. Good schools.

Budget is 400k, 425 tops - but that would have to be good to go/no refurb required.

I'm finding Rightmove pretty disheartening at the moment - hoping the combined wisdom of Mumsnet can inspire me. Where would you look?

3 bedroom apartment for sale
Bells Hill, Barnet, Hertfordshire, EN5

www.rightmove.co.uk/properties/113295155#/?channel=RES_BUY

This is in catchment for QE girls which is an outstanding school

You won't get a house so forget that....east ham is grim....so is most of plaistow but its better...the market is quite good near the station...i suggest you go for a purpose built flat...Warner in e17 or Abrahams in leyton or leytonstone....doubt you get the 3 bed tho but will get a narrow long garden..a lot of these are on long lease...999...and low ground rent or share of freehold...the warner flats can be spacious with large rooms.

Just added to the market today: a 3 bed house in Eltham SE9 with a garden, really close to some outstanding comprehensives (while being within distance for the grammar's in Bexley borough).

www.rightmove.co.uk/properties/113038538#/?channel=RES_BUY

What about Watford/ areas around there? Not amazing for Greenwhich but not terrible, very fast trains into central London, the tube and excel schools (you’d need to check catchments). Also some lovely parks and easy access to good countryside and the NW.
www.rightmove.co.uk/properties/111382349#/?channel=RES_BUY

You won't get much in Watford and surroundings for £400k these days.

South Norwood or East Croydon. Great transport links and good value.

Look in Essex - easy commute into London. Look along the upcoming Elizabeth line - Romford, Harold Wood, Harold Hill (not v nice if i’m honest) etc. and also look at Hornchuch, Elm Park. You can definitely get something within budget.

I found this property on the Rightmove Android app and wanted you to see it: www.rightmove.co.uk/properties/116738078

Barnehurst, Bexleyheath.

@Pinkbrush

Look in Essex - easy commute into London. Look along the upcoming Elizabeth line - Romford, Harold Wood, Harold Hill (not v nice if i’m honest) etc. and also look at Hornchuch, Elm Park. You can definitely get something within budget.

All these areas are in London 🙂 I know a lot of people still refer to them as Essex but Havering has been a London Borough since the 60s. Definitely agree not Harold Hill - but Romfird & Harold Wood are a good bet. Hornchurch and Elm Park may work, but the District Line is a slower commute for most areas of central London.

Shooters Hill. Not much available right now but if you look at sstc too you'll get more idea of what comes up at what price. Decent schools, great green space with Oxleas woods, views over London. The downside is a longer walk to the train but that's why it is cheaper. And crossrail too when it is done

Sstc now but to give an idea www.rightmove.co.uk/property-for-sale/property-107074340.html

Around Plumstead High St is grim. Abbey Wood? This is just over half a mile to the station. Lovely green spaces, and will finally have Crossrail in the first half of next year

Manister Road, Abbey Wood, SE2
www.rightmove.co.uk/properties/116472569

@Etherealhedgehog

Also, what are people's thoughts on properties that have been listed for ages - particularly given the way the market has been recently. The lovely flat that someone posted in South Norwood has been on since May...that makes me assume there is something wrong with it, but do people think these properties can be fine?

the one on Warminster could well be OK- it's a nice area - a lot of people round SN hang out for the houses - there are enough affordable houses round SE25 and people prefer them to flats

Hi @Etherealhedgehog just came across your post. Did you find anywhere? I can recommend Plumstead Common. I have seen houses in your budget and easy to get to the stations in Woolwich several buses and even quicker if you cycle. You will need to make the move soon though to avoid being priced out.

What about Surbiton? You could get a fast train into Waterloo, good schools, and 400 would just about stretch to a 2 or 3 bedroom garden maisonette I think. www.rightmove.co.uk/properties/119675633#/?channel=RES_BUY

Four bed here in Greenford. On the Central Line

www.rightmove.co.uk/properties/116859743#/?channel=RES_BUY

Hanwell 3 bed. On the mainline to Paddington with promises of Crossrail soon.

www.rightmove.co.uk/properties/119504984#/?channel=RES_BUY

Elm Park / Rainham approximately 1 hour & 15 into Kings X
Houses still fairly reasonable

Borehamwood getting very popular. Easy on the Thames Link and loads of nice parks www.rightmove.co.uk/properties/119269352#/?channel=RES_BUY

www.rightmove.co.uk/properties/119967044#/?channel=RES_BUY

@onlychildhamster

3 bedroom apartment for sale Bells Hill, Barnet, Hertfordshire, EN5

www.rightmove.co.uk/properties/113295155#/?channel=RES_BUY

This is in catchment for QE girls which is an outstanding school

Lovely area with fantastic primary schools

Abbey wood

Didcot? 45 minutes on the train to Paddington, and you’d easy get a house with a garden, probably 4 bed, for £400k.

If you want SE18 then act quickly as Crossrail will boost prices even further. If you don't mind a bit further out then New Eltham/Sidcup are on the edge of Greenwich borough and the next borough along, Bexley. Fantastic schools, green spaces and 15 minute drive to Greenwich/Blackheath area. Fast trains on a weekday into LB in 14 minutes from New Eltham.

Thanks all - some more good ideas in here. @Phaseur we are still looking though have upped our budget somewhat - to 465 absolute max, which does make things a little bit easier though not much. I was actually viewing a place in Plumstead last week. We had really high hopes for places between the Common (which is gorgeous) and the high street but I came away feeling like Plumstead High Street was pretty grim, and some kind of a reasonable street of small shops in walking distance is one of our criteria. The houses south of the common we had pretty much discounted for being too far from a station but maybe we will have to revisit that. I guess bus to Woolwich Arsenal or Plumstead is the standard commute route? If you live around there, I'd be interested to know where you go for basic shops, a decent caff (greasy spoon is fine, nothing fancy) etc - this is what I was hoping to find on Plumstead High Street but really wasn't feeling it.