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Original poster

Where would you live in London for 400k?

123 replies

Etherealhedgehog · 22/11/2021 20:49

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?

OP posts:
Phaseur · 23/02/2022 21:20

Plumstead High Street is dismal and should be considered as a different place to Plumstead Common. I would say you are far better off north of the common as the streets get worse as you go downhill towards the high street. The difference in journey time to woolwich stations insignificant. We have 2 decent cafes Plumstead Pantry and Slade Café, a craft beer shop - Plum Tree, decent Co-op and the hope of more decent businesses coming in. We have a lovely local library and children centre. Plumstead Common will have its own ward, councillors, snt etc and significant progress expected. Greenwich Council are introducing selective licensing to manage private rented sector and this may provide opportunities to buy as landlords sell up.

Phaseur · 23/02/2022 21:54

@Turmerictolly

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.
Agree with all of this 👍
Original poster
Etherealhedgehog · 23/02/2022 22:07

Thanks @Phaseur - this is really helpful. We've viewed quite a few places in bits of Eltham, and though we really liked Eltham High Street, we haven't found a residential area that feels quite right. We viewed a place near Woolwich Dockyard station recently and I think Woolwich itself is probably currently top of our list in terms of vibe, though the two main downsides we had identified were lack of green spaces and the housing stock being much more modern. So maybe we will rethink Plumstead - max walk of 15 mins to a station had been one of our criteria, but then I guess once Crossrail is up and running the convenience of that line (compared to the Southeastern and Southern outposts we have been viewing) will go some way to make up for being far from a station. We'd have the common and be a short bus ride from Woolwich Town Centre and the river - so maybe best of all worlds. That's given me some food for thought, thanks!

OP posts:
NeedToKnow101 · 23/02/2022 22:27

@Calmestofallthechickens

Definitely SE London - Plumstead, Welling, New Eltham are all quite affordable in that budget, easy to get to Greenwich and into central. Much more leafy than North London.
North London is very leafy I'll have you know! Grin
Phaseur · 23/02/2022 22:30

@Etherealhedgehog

Thanks *@Phaseur* - this is really helpful. We've viewed quite a few places in bits of Eltham, and though we really liked Eltham High Street, we haven't found a residential area that feels quite right. We viewed a place near Woolwich Dockyard station recently and I think Woolwich itself is probably currently top of our list in terms of vibe, though the two main downsides we had identified were lack of green spaces and the housing stock being much more modern. So maybe we will rethink Plumstead - max walk of 15 mins to a station had been one of our criteria, but then I guess once Crossrail is up and running the convenience of that line (compared to the Southeastern and Southern outposts we have been viewing) will go some way to make up for being far from a station. We'd have the common and be a short bus ride from Woolwich Town Centre and the river - so maybe best of all worlds. That's given me some food for thought, thanks!
@Etherealhedgehog you're welcome and yes will give you the best of both worlds. If you can find somewhere before Crossrail opens all the better as prices will rise. PM me if you come across anything and want a 2nd opinion. Best of luck
TarcasticSwat · 23/02/2022 22:36

@DaisyNGO

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

But you want London? Bit confused.

If you go to Bedfordshire, you could get a 30 min commute to Euston and a nice 3 bed house.

There's outer and inner London and there's central London (zone 1) very different parts of London!
Alwayscheerful · 23/02/2022 22:39

Sutton, Carsholton ?

buddylicious · 23/02/2022 22:43

Why don't you look at Bexley, Sidcup, Orpington. You can get trains into Charing Cross and London Bridge and they are the right side of London for Greenwich!

Turmerictolly · 23/02/2022 22:44

Plumstead High St is grim and I can't see it getting better any time soon. The commons have nice housing stock as does Shooters Hill and you have a nice little community centre at Shrewsbury House and the cafe in Oxleas Woods as well as the places that Phaseur has listed. There is a tennis club and the community farm nearby too. Buses run from there to Blackheath and in the opposite direction to Welling.
Woolwich is a tale of two halves st the moment - lots of regeneration down by the river and expensive flats and then there's the rest.
Charlton is nice and if you don't mind a flat then you could pick one with a garden up for that budget. Or Lee as a previous poster has mentioned - nice community around Hither Green (very fast links to LB - 10 minutes).

urbanbuddha · 23/02/2022 22:49

Catford?
It could be a nice house but it needs work.
Ladywell and Brockley are getting popular, maybe Catford's turn next.

Loopytiles · 23/02/2022 22:52

Home counties!

SD25 · 23/02/2022 22:55

Norwood Junction. High Street is getting gentrified, green space, fast 10min train to London Bridge.

And Crossrail price rises have already happened in, as it has been happening for ages!

Original poster
Etherealhedgehog · 24/02/2022 06:45

Thanks all, this is super helpful. Some places on here we have been looking - Norwood Junction (I think mostly out of our budget now), Eltham, Woolwich and Plumstead. Had my eye on Lee and Catford as well. Enfield less appealing as family are in SE London. Commuter belt towns and home counties are a definite no - of course the places we can afford are not in inner London but they still have a London vibe and that's important to us. And having grown up in London and travelled all over as a teenager to do all sorts of things, I want DD to be able to do the same (and get a night bus home again, when she gets to that stage) without it essentially being a daytrip.

OP posts:
Phaseur · 03/03/2022 18:59

@Phaseur

Plumstead High Street is dismal and should be considered as a different place to Plumstead Common. I would say you are far better off north of the common as the streets get worse as you go downhill towards the high street. The difference in journey time to woolwich stations insignificant. We have 2 decent cafes Plumstead Pantry and Slade Café, a craft beer shop - Plum Tree, decent Co-op and the hope of more decent businesses coming in. We have a lovely local library and children centre. Plumstead Common will have its own ward, councillors, snt etc and significant progress expected. Greenwich Council are introducing selective licensing to manage private rented sector and this may provide opportunities to buy as landlords sell up.
I meant south of the common as i'm sure you had realised!
Frenchfancy · 03/03/2022 19:13

Not read TFT but have you looked at cricklewood? It's not trendy but that makes it more affordable.

www.rightmove.co.uk/properties/119735141#/?channel=RES_BUY

We used to live round the corner from this. There is a large park nearby. It is walkable to Willesden Green station and there are loads of busses on the Broadway. Very easy to get out to the N.circular and M1.

WhatAWasteOfOranges · 03/03/2022 19:29

I would say (especially if your excluding ex council) 3 bed isn’t realistic. You could get a 2 bed flat in a mansion block for 400-425 on the cheaper side of Southfields (flats round there are going for offers under so could look up to 450ish) and then use the remote working offices by the station or something like that, In place of a third bedroom?

WhatAWasteOfOranges · 03/03/2022 19:31

Oh and the cheaper side of Southfields is close to Wimbledon Common/ Putney Heath and Wimbledon Park (getting more expensive forwards WP). District line straight in.

GertrudePerkinsPaperyThing · 04/03/2022 12:48

South Norwood rather than Croydon for that money

Original poster
Etherealhedgehog · 04/03/2022 13:14

Thanks all, good ideas. We are currently looking in South Norwood and Woolwich and have reviewed the budget and upped it to 465, which feels just about doable though on the edge. God it's a slog though.

OP posts:
ChristopherTracy · 04/03/2022 13:27

How much work would you be prepared to do?
www.rightmove.co.uk/properties/120661940#/?channel=RES_BUY

ChristopherTracy · 04/03/2022 13:28

Busy road and a downstairs bathroom

www.rightmove.co.uk/properties/120263915#/floorplan?activePlan=1&channel=RES_BUY

SD25 · 04/03/2022 14:46

if you don't mind a downstairs bathroom

www.rightmove.co.uk/properties/119969981#/?channel=RES_BUY

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