Where in London can I get 3 bedrooms for 800k?

[elementalprimary]

I am planning to move within London after my kids leave school in a couple of years. Don't want to say where I live atm, but I've never really loved it, and moved here for family and work reasons that don't apply any more, so I want to move somewhere that suits me better.

I don't want to be right on the outskirts, prefer city activities like museums and galleries to countryside, and I don't have a car. Ideally I'd live in Zone 1 but that's not realistic for what I want for my money, so am thinking Zones 2-4. I can't move outside London, no matter how much I could get for my money. Ideally I want:

Max price 800k.
3 bedrooms.
Garden/outside space (not shared).
Close to a station.
Somewhere that feels safe to go home at night.
A few local amenities like shops, library, etc, but don't care about bars, nightlife or how trendy the area is, definitely prefer safe and boring to trendy and high crime.

My plan is to spend time now exploring different areas, and working out all the pros and cons so I'm ready to move once my youngest finishes school. Any ideas for areas to put on my shortlist? Or other factors I need to think about? Suggestions I've had so far are Brentford, Crouch End, Southfields, Cricklewood.

Streatham, Crystal Palace, Beckenham, Sydenham, Honor Oak, Nunhead, Brockley. South East, basically.

I know all these areas.

Blackheath is nice but depends which part/side - it's nice if you're within say a 10-15 minute walk from the station but I wouldn't like to walk near the heath to get home for safety reasons.

All as @Changechangychange says are nice but I'd check streets - there are still some parts of Streatham which I personally find a bit dodgy and wouldn't move to alone.

Earlsfield and around there is really nice too. I worked for 5 years in Wimbledon and know Earlsfield.

You could also add in Kent House/Clockhouse and maybe Penge East/West - just as nice as Beckenham - the high street just down from Clockhouse has come up a lot in past few years.

Finsbury Park? Something like this maybe www.rightmove.co.uk/properties/116798165#/media?id=media0&channel=RES_BUY
Transport connections are absolutely brilliant.

I think you could afford Crouch End but transport might be an issue. The side nearer Highgate tube is probably out of budget. Coming from the other side (which is more affordable) you'd probably need to do bus + tube.

@dreamersdown

I can’t believe no one has mentioned North Chingford or Highams Park! North East London, villagey feel, edge of the forest, plenty of amenities and lots of houses in that range.

@Qwill mentioned them. Highams Park is a good shout. The SE places too - Forest Hill/Sydenham/West Norwood.

@Teaandbiscuits000

What about Raynes Park, New Malden, Worcester Park area

@Teaandbiscuits000 - agreed re these areas - don't know them hugely that well apart from on train or driving through but my dentist and a friend is in Raynes Park and ex colleague - lovely area - lots of nice houses, fast trains to Waterloo and the high street is ok - it's not as nice as it was but has a Waitrose and several nice cafes/restaurants and near to Wimbledon.

Also a friend has just bought a house with her daughter in Surbiton and loves it. 25 mins to Waterloo. She's just posted the high street/cafes etc and feels very safe etc there.

For me - West Norwood is nice etc but some of the streets aren't so nice - so I'd check which ones you like.

West Norwood is lovely generally though and a lovely high street and I like Forest Hill a lot (and Kirkdale and roads leading from there to Forest Hill).

Greenwich - Zone 2 - with multiple transport options - DLR, overground, and the lovely commuter river boat down the Thames into central London.
You can def get a 3 bed house for between £675-800k here.

Blackheath and Beckenham both really good options. Blackheath is a bit more central but Beckenham has really good transport /amenities. Both have EXCELLENT parks!

How about Bermondsey/rotherhithe? Haven’t lived there in a while (about 8 years now I think about it) but v central. Quite a few nice parks and I think they’ve put quite a few nice coffee shops etc in now.

easy access to Westminster/West End/Southbank

Enjoy looking around, I think SW is your best bet considering this criteria. Pay attention to airplane noise (if that's a concern) as that's the Heathrow flight corridor.

I would have a look at Wimbledon itself. It's more expensive than some other areas listed and you'd get more space in Raynes Park/Colliers Wood nearby, but then you're a short walk from all the shops and stuff in Wimbledon centre. You also have both the tube (District line) and trainline to Waterloo.

I would have thought you could get a 3-bed flat/maisonette for £800k in Wimbledon, although you might have to wait for the right property to come up (i.e. one with outside space).

For example, this is nice but no outside space: www.zoopla.co.uk/for-sale/details/60542729/

This is only 2 beds but potential to extend and large outside space: www.onthemarket.com/details/9598228/

Agree with others some parts of blackheath/eltham are very nice. As are some parts of Croydon round the Shirley area. I lived near lewisham and I have to say I would not move there as a lone female. Not safe. Some parts north and west of London are very nice and have a village feel id much prefer there as opposed to south or east.

If you are likely to be bothered by frequent* aircraft noise then Twickenham wouldn't be on my list.
*sometimes less than five minutes apart

Raynes Park ticks all your boxes. Very quiet (in a good way!) a mixed age demographic, all the essential amenities are nearby and 20 minutes into Waterloo or Vauxhall on very frequent trains. Loads of parks and Wimbledon Common/Richmond Park within walking distance, not on Heathrow flight path.

@Teaandbiscuits000

What about Raynes Park, New Malden, Worcester Park area

These too are good areas to look.

Highams Park, E4.

@AiryFairy1

I think your plan of exploring areas is wise. Everywhere has its pros and cons.

If you’re not confined to school requirements, your options increase a lot.

That said, my biased opinion is you can’t do better for value, outdoor space, access to central London etc than SW London - Southfields, Earlsfield (these have the benefit of Wandsworth’s lower council tax!), Raynes Park, Wimbledon, lower Morden.

Good luck 😊

I agree

@HomeHomeInTheRange

Sorry had to laugh at west Norwood! Do people actually want to live there now? It was a complete dump but cheap when I lived there

Highams Park has a Library, a Station (very handy for Walthamstow), pubs, bars, shops, and a great community and very good schools. It also has Epping Forest and the lake. It is in London, but has a great 'countryside' vibe near the Forest and lake

@gogohm you clearly haven't been to WN in a while. It's very nice now and pretty pricey too.

Definitely check out the Lewisham borough which is in zones 2 and 3.
Blackheath
Hither Green
Lee
Brockley
Forest Hill

I'd suggest writing down your must haves, nice to haves and not bothereds.

Eg - will it bother you to be surrounded by neighbours with screaming toddlers (particularly if you're in a downstairs flat)?
Or 20 somethings having late night parties?

Also have a think about transport - many commuter train timetables have been decimated following Covid, including Southern and Thameslink. 4 trains an hour is do-able. 2 trains an hour is a pain and could leave you with long wait times late at night.

Its easy to get carried away by Rightmove but I'd suggest having detailed parameters about what will really work best for you.

@Gonnagetgoing

You could also add in Kent House/Clockhouse and maybe Penge East/West - just as nice as Beckenham - the high street just down from Clockhouse has come up a lot in past few years.

Agree with this - direct trains to London Bridge, Waterloo East, Charing X and Victoria in approx 20-25mins.

Also nearby Crystal Palace & Sydenham

Peckham area might work, no tube but overground links to jubilee line at Canada Water and trains to Victoria, Blackfriars/London Bridge all less than 15 mins.
Lots of bars, restaurants, independent cinema, library, sports centre, choice of supermarkets and butchers/fishmongers etc especially in Lordship Lane or Nunhead. Several big parks around.
Buses also access central London and the odd taxi home doesn't break the bank.