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.

@ThePlantsitter

I think you might have to compromise on one of your wishes. Clearly a safe area is the main thing for you, followed by 3 bedrooms so your sons can visit/live. I reckon you need to choose between being near town and a private garden/outside space. I looked on right move in Hampstead for flats with communal gardens and you can buy one for under 800k but there are other areas like putney etc where you can probably do the same. Otherwise further out like Beckenham etc - but these do not feel like Central London. I'm a SE Londoner and love it, and live in a 4 bed with a garden worth less than 800k. It os great as a family with kids at school - but it does not feel like I'm in the middle of town by a long stretch (and doesn't have that soft sort of refined feeling you get in those posher places).

I think this is true and I think it's also worth being aware that, once you have decided on area, you might have to wait for a property to come on the market which represents the 'right' compromise for your budget. For example, it sounds like you wouldn't mind the second/third bedrooms being small/boxrooms if it meant you could be more central and also have outside space. Would you be willing to go for a 2 bed with separate reception but an open plan kitchen/ living space and use the reception as a bedroom if both children are staying with you?

I would also say Blackheath, this one just reduced - in the centre of the village moments from the train station (trains to Charing Cross, Victoria and Cannon St).

www.rightmove.co.uk/properties/113354321

The more I think about it the more I think a 60s style property like the one I posted to earlier would be great - can't think of the style of it but small townhouse.

This one actually isn't a bad property at all - 4 bedrooms rather than 3, but within 5 mins of the station, on the Lambeth side of Crystal Palace but it's not like some of the properties further up the hill which though are lovely (Georgian etc) they tend to have tiny gardens...

The area around there is very safe - and as someone else said schools are near. Approx 30 mins/25 mins via train to Victoria via Gipsy Hill but also a 10-15 min walk bus ride to Crystal Palace which has the Ginger line which connects to tube stations.

www.onthemarket.com/details/11400064/

I'd do a recce OP of various areas in person - DB and SIL have been doing that SE London recently but with less of a budget, and have seen/ruled out a few areas.

@Gonnagetgoing

The more I think about it the more I think a 60s style property like the one I posted to earlier would be great - can't think of the style of it but small townhouse.

This one actually isn't a bad property at all - 4 bedrooms rather than 3, but within 5 mins of the station, on the Lambeth side of Crystal Palace but it's not like some of the properties further up the hill which though are lovely (Georgian etc) they tend to have tiny gardens...

The area around there is very safe - and as someone else said schools are near. Approx 30 mins/25 mins via train to Victoria via Gipsy Hill but also a 10-15 min walk bus ride to Crystal Palace which has the Ginger line which connects to tube stations.

www.onthemarket.com/details/11400064/

I'd do a recce OP of various areas in person - DB and SIL have been doing that SE London recently but with less of a budget, and have seen/ruled out a few areas.

You've pointed to a house that is £900-950k. Upto £150k above their max...

Agree with @SE3mum, Blackheath is lovely, and feels very safe, especially the streets surrounding that house linked to.

As mentioned before, I’m in Greenwich (the West side near the park and Heath), which also feels very safe, and the transport links into central London are quicker than from Blackheath (10 min into London Bridge and South Bank, Charing Cross etc)

If only OP was in a position to buy now - I’m just about to put my 3 bed house on the market for just under £700k - private garden, garage, resident’s parking etc 😀

You can also try woodford/ Wanstead OP

From your opening list, I can only talk to Brentford, as that's reasonably near me. It's a bit of a no man's land, with a rubbish high street, although lots of new build flats have gone up over the last 10-15 years, and the High Street is currently undergoing a massive regeneration with a big Ballymore scheme.

With your money, I'd plump for Isleworth, Hanwell or Hampton, as you'd get a decent house with a garden for your money, plus there's lots to do in the vicinity. Of those areas public transport is best in Isleworth or Hanwell, as they've got either mainline, overground, crossrail or tube within a bus ride.

Isleworth
www.rightmove.co.uk/properties/117358238

Hanwell
www.rightmove.co.uk/properties/120164885

Hampton
www.rightmove.co.uk/properties/119744708

some terrible suggestions in this thread, miles out on the train is the last thing this person needs! 800k gets you 3 beds in nice parts of zone 2 london. no need to be further out.

This is all really helpful, even the suggestions which don’t seem to be what I want. I was just hoping for a list of places to check out, but lots of the replies are making me think more clearly about exactly what I am looking for and why, and what things are the biggest priorities. So thanks to everyone who has replied, and sorry if I haven’t mentioned your comments, but the whole thread has given me a lot to think about.

@SD25 totally agree.
OP doesn’t even need to spend anywhere near £800k to get a 3 bed in zone 2, so no need to move further out for places that are more expensive!

@sd25 and 'tigerbear

Point to some actual properties to prove your point. Ones that are under £800k, safe, have an outside space and are near shops, etc.

@BovineJuice - ah so I have.

@elementalprimary

This is all really helpful, even the suggestions which don’t seem to be what I want. I was just hoping for a list of places to check out, but lots of the replies are making me think more clearly about exactly what I am looking for and why, and what things are the biggest priorities. So thanks to everyone who has replied, and sorry if I haven’t mentioned your comments, but the whole thread has given me a lot to think about.

@elementalprimary - I would say (and estate agents have mentioned this to my brother) - the market hasn't been that buoyant re properties for sale recently.

A lot of sellers want to sell flats and get properties with gardens. If you did want a flat e.g. in Surbiton this is quite a good example and Durnsford Road is a good road.

I personally think, give it maybe a year or so and maybe prices will drop but I could be totally wrong.

Have you considered Charlton too? You get a bit for your money there, the village is nice and improving and a lovely lido. Some nice 3 bed semis too. Quick links into London via train.

www.rightmove.co.uk/property-for-sale/Charlton/3-bed-houses.html

www.onthemarket.com/details/11502753/

@EnjoyingTheSilence

Blackheath is lovely, not sure how good transport links are though.

Ladywell/Brockley/Crofton Park, good size houses, great parks and loads of different lines to get into London:

CP goes to Blackfriars / Kings Cross
Ladywell goes to Charing Cross and Cannon Street via London Bridge
Brockley goes to London Bridge or the ginger line to east London

Easy to get to Greenwich and Blackheath without the price tag

Easy journey to the Kent countryside and Eurotunnel for Europe

That's the area where I live. It's just going on the market for 800k Superb location.

@BovineJuice 🤔it would be quite easy for you to take a look on Rightmove yourself, but here you go:

www.rightmove.co.uk/properties/120249203

www.rightmove.co.uk/properties/113935652

www.rightmove.co.uk/properties/111148754

www.rightmove.co.uk/properties/81562446

The above are zone 2 Greenwich, and this is between Greenwich and Blackheath, on the Heath itself:

www.rightmove.co.uk/properties/113428043

And as already mentioned, my house Zone 2 is in West Greenwich - right next to Greenwich Park and the Heath - is 3 bed, private garden, communal gardens, garage, parking etc was valued at £699k 2 weeks ago.
Very safe area, close to shops, close to several stations, easy to get to the South Bank, museums etc

You need to bear in mind that a day’s travel on tube/bus is over £9 per day from the edges of London but capped at something like £53 per week. Fares can add quite a lot to the cost of a day out. You should also think about being in the zone for a Freedom Pass when you get older (66 I think now) which covers bus and tube.

Another vote for Forest Hill. Brilliant train lines and I would say a decent place to live at the age you’ll be. Enough to entertain you and your children when they visit with decent pubs and restaurants.

[quote tigerbear]@BovineJuice 🤔it would be quite easy for you to take a look on Rightmove yourself, but here you go:

www.rightmove.co.uk/properties/120249203

www.rightmove.co.uk/properties/113935652

www.rightmove.co.uk/properties/111148754

www.rightmove.co.uk/properties/81562446

The above are zone 2 Greenwich, and this is between Greenwich and Blackheath, on the Heath itself:

www.rightmove.co.uk/properties/113428043

And as already mentioned, my house Zone 2 is in West Greenwich - right next to Greenwich Park and the Heath - is 3 bed, private garden, communal gardens, garage, parking etc was valued at £699k 2 weeks ago.
Very safe area, close to shops, close to several stations, easy to get to the South Bank, museums etc[/quote]
@tigerbear Excellent locations, good internal decor, etc. Whether the buyer is happy with a flat or communal garden is not clear but with the info provided, I will grant you those.

As an aside, the converted shop looks amazing until you see the front has no downstairs front windows. Why do developers always mess up converted shops?

@HarlowHenry

Another vote for Forest Hill. Brilliant train lines and I would say a decent place to live at the age you’ll be. Enough to entertain you and your children when they visit with decent pubs and restaurants.

I really like Forest Hill and some great housing stock but its main commercial area feels like a road to somewhere else rather than a High street (despite many of the shops being nice/interesting).

I put your criteria into RightMove, Central London + 3 miles. Nearly 200 houses (I didn't include flats) have come up. I'd start by looking at what you get where and then narrow the area down.

www.rightmove.co.uk/property-for-sale/find.html?locationIdentifier=REGION%5E92824&minBedrooms=3&maxPrice=800000&radius=3.0&propertyTypes=detached%2Csemi-detached%2Cterraced&primaryDisplayPropertyType=houses&mustHave=garden&dontShow=&furnishTypes=&keywords=

I think this semi in Acton, big garden, opposite a patch of green and near a tube, would be good value. (Not looked at pic, probably needs redoing.) But there are plenty of little terraced houses and some ex LA houses overlooking squares of green too.

Highbury area is possible - transport to everywhere in London and you're very close timewise to the centre. You're not priced out of Crouch End either, if you're flexible about property style.

This house in Brockley is lovely. Brockley is a lovely, leafy, quiet suburb to raise children. It's on the overground so a bit slower pace of life but you get so much more for your money.

@gingerhills

This house in Brockley is lovely. Brockley is a lovely, leafy, quiet suburb to raise children. It's on the overground so a bit slower pace of life but you get so much more for your money.

Agree about Brockley and currently quite a trendy place to live. That house looks nice.

I’d look at East Finchley, inside the North Circular, one stop up from Highgate on the Northern line. Near parks and Hampstead Heath.