Where to buy a house in London with a 575k budget?

[bluebellwoods9]

Hello I would be so very appreciative of any suggestions!
My boyfriend (26yrs) and I (29 yrs) are looking to buy our first home in London, I am from Stoke Newington but have been very much priced out!
We are looking for a 2 bed house with a good size garden (I have a side business making homewares so would need to build a studio in the garden & I love gardening!) but we're struggling to find areas we like within our budget. Ideally we want a period house. We would be so happy to take on a house that needs work.

Friends of mine that have grown up in Stoke Newington all seem to be buying in Tottenham... but I personally can't stand totts! Feels too hectic and not particularly green/pretty.
My dream area since I was a little girl was Muswell Hill, I think what I like is the gentle pace, tree lined streets and village feel. I also love the feel of ally pally. (maybe when we are 40 we might be able to afford!!)

Areas we have been looking at are:
Highams Park (but I think we have been priced out unfortunately),
Manor Park conservation area (If you go out the conservation area its very affordable but not so nice)
Palmers Green (visited today and loved all the Georgian houses but they all begin at 700k apart from the auction house we visited which we had to be careful about where we stepped because of the risk falling through the floor haha! we will try for it just encase we get lucky).
Wood Green - I have seen some houses that are in our price range.
Leyton - I feel this area is really going to go up in value as it would be natural progression from surrounding areas, but Leyton doesn't seem to have good size gardens in our price range.

Although we are youngish we are not fussed about being in a young trendy area, I don't like pretentious feeling areas. Walthamstow feels a bit too trendy for me I am afraid.. (I say this and I know I am one of those trendy types but would like somewhere that feels comfortable & down to earth).
Would love an area where there's a nice community feel that I can get involved with. My partner likes mountain biking in Epping forest, I did have a look around Chingford but it felt a little suburban to me... maybe I'll have to go again. We still want the London feel so not too suburban.
We looked at Eastham (central park estate area) as its affordable but we just didn't like the feel of the area unfortunately.
We haven't been looking at South London as I think it will be too much of a change of what we are used to.

Any suggestions of areas that might be within our price point? any areas that may not have a good reputation but have pockets of beautiful houses and are friendly neighbourhoods?

Tottenham is very green, there are some lovely parks, but you may be priced out and is getting in the verge of what you described as ‘too trendy’. Bounds Green has traditional houses, and good sized gardens, although am not so keen on the area, feels too quiet for me. I found Highams Park a lot more suburban than Chingford! It also always looks a bit drab! The area around Downhills Park might suit you, it’s very green, houses are lovely, but might be too expensive and it’s just a bit too far from the tube for my liking. The area between Stratford and Leytonstone would be in budget, but the gardens are small.
mid you like Muswell Hill, Finchley Central is similar (personally I’ve discounted anything above the North Circular), but it may work for you as the gardens are big.

with your criteria, I’d suggest Bounds Green and Downhills Park, if you head to the west of Downhills, you’re closer to Green Lanes and all the great restaurants (east walk of Finsbury Park, which is a great space).

What about Tooting Bec? Or Streatham area?

Chingfordis actually really nice and perfect for Epping forest. How about this
www.rightmove.co.uk/properties/122253608#/?channel=RES_BUY

www.rightmove.co.uk/properties/123709217#/?channel=RES_BUY

Thank you @Frenchyfrog so much for your message! that's really helpful and kind of you to respond.
I think what it is about Tottenham is although it is is a lively area, with lots of nightlife etc it's the high road I am not so keen on as it feels really busy/hectic, and apart from the high road I don't know if there are pockets with nice cafe's/coffee shops but to my knowledge I think it is just the high road. I used to work in tottenham/ went out there a lot when i was younger and just never found it appealing, but others (like my friends) love it!

I'll agree theres not much going on in Highams Park but I think I quite like that it feels small and villagey, for me it was the housing stock was really beautiful but defo an area that cannot afford now anyway. Will have another look at Chingford.

Downhills park is great location but I think we have been priced out - all near turnpike lane seems expensive now.

It is so difficult!!!

@KalaniM That is nice, has a good size garden! thank you so much for sending.

Actually from what I have read apparently Chingford Mount isn't as nice as North Chingford (by chingford station) I haven't really spent much time in chingford mount so I am not sure of the area, but would you say it is a nice area? It is much more affordable than north chingford.

I'll probably need to properly have a look around the area to get an idea.

You should be able to afford a 2 bed in Highams Park - maybe not bigger! I’d keep an eye out, as an ex Stokey the vibe should tick a lot of your boxes. South Chingford not so suburban, I agree North Chingford is though although very pleasant.

@FAQs Thank you for suggesting Tooting Bec and Streatham - I'm not familiar with South London so will certainly look into these areas! Thank you and thank you for sending that cottage, it looks lovely!

I’m not a fan of the Chingford Mount ‘town’ itself, needs investment which I believe is incoming soonish but it’s safe etc. The roads and residential are nice though. I live here.

@Alexahelp is right - there’s a huge area between North Chingford and the Mount. Look around Ridgeway Park and you’ll get what you’re looking for - period houses, space and community.

@Alexahelp yes I have all the rightmove alerts set for Highams Park! We will keep our hope for the area!
Yes I did find North Chingford pleasant but I think it felt a bit too different to where I have grown up but tomorrow I'll cycle there and have a proper look, will also check out South Chingford too. Thank you so much! :)

@dreamersdown Thank you! this is hopeful!! I am always happy to find new places as it gives a little bit of hope haha. Thank you for your suggestion :)

@Alexahelp Thank you, we are going to cycle around south Chingford tomorrow to get a feel of the area as I have seen some lovely and large houses in S Chingford :)

The Central Park bit of East Ham is nice! Compared to everywhere else locally. There's a nice cafe in the park too. What didn't you like?

@Pamparam Hello thank you for your message :) unfortunately when we visited the other day the park was closed due a terribly sad crime incident.
The houses were really nice in the central park estate area, but I think we were hoping for some nice cafe's/coffee shops in the area and we struggled to find any - we thought there would be some by central park but didn't see anything much. We saw a Red Lion put that looked nice though.

Maybe we missed its charm as the park was shut and may need to visit again and maybe also it just felt different/less lively to Hackney which is all I have really known.

I was born and raised in hackney, right near stokey... we brought in chingford, it's really nice and green and takes 15 mins by train/car and about 45 mins on bus to get to hackney. The houses are quite big and lots of parks.... I still miss the chaos and liveliness of hackney but u won't be too far from it living in Chingford xx

@BillyBobBilly Thank you Billybob, yes I think that is why hackney is so special because it is so alive! Great place to grow up.
I'm going to have a proper cycle around both north and south chingford tomorrow, when I went there last time I think it felt too different to stoke newington but Higham's Park reminded me a bit of stokey with the victorian houses so maybe thats why I liked HP more than chingford. Maybe it takes a few visits to an area to get a proper feel of it. Thank you :) I've also read a lot of families are moving from Walthamstow to Chingford too.

There’s nowhere quite like Hackney- but Leytonstone might fit your bill. Huge Wanstead flats and Hollow Ponds which are both part of Epping forest. Lots of 20-30 somethings and young families, but more sedate than Leyton and a lot nicer than Tottenham IMO.

Plus, it’s full of people from Hackney 😂

Thank you so much :) @Usernamenotavailabletryanother
I've been told by the estate agents that Leytonstone is more expensive than Leyton, but we have certainly been keeping an eye on Leyton and Leytonstone - Leytonstone might suit me for the more relaxed feel.
It's so interesting as Leyton back when I was a teenager was somewhere my friends and I would never go as it was so rough!! haha all these places that are desirable now, you'd never have thought it back then! Leyton now reminds me of Hackney about 15 years ago.

I think Leyton/Leytonstone is going to be so valuable especially as they are right next to Stratford which is going to have arts and culture e.g v&a east opening up.

and yes I love the wanstead flats! feels so open and relaxed there. Definitely will keep an eye out :) Thank you

Yes, you’re so right- my first teaching job was in Leyton 20 years ago and I don’t recognise the area now!

I find Leyton rougher than Leytonstone, but perhaps that’s just part of the London thing of feeling safer where you’re most familiar. We moved here from Bethnal Green, and I felt incredibly safe there even though the crime rate was through the roof.

Good luck finding somewhere 😊

Oh yes I read about that horrible incident :( I don't think it is something that's ever happened before or hopefully will again. Yeah from my visits to the area, the nicest cafe is actually in the park itself. Lovely homemade cakes and good coffee etc. the red lion pub is also v nice.

But tbh most people move there because it's cheaper. with your budget you could get a decent smaller house in one of the nicer areas already mentioned.

This has sold now, but worth keeping an eye on this area- near to the flats and near, but not in Bushwood (you’ll pay a premium for being in the Bushwood area)

www.rightmove.co.uk/properties/119948579#/?channel=RES_BUY

@Usernamenotavailabletryanother yes the estate agents tell me that Leytonstone is very popular with families and more desirable than Leyton. I would be very happy with either - its more of a case of it being quite pricey now and struggling to get a good size garden with our price point.

I will keep my eye out as I am a big fan of those areas. Thank you so much for your help. 😊

Definitely look where we are in SE18. Incredible woodland and yet Crossrail on your doorstep. Really diverse, fun area with loads going on.

@Usernamenotavailabletryanother Thank you for sending, that was only sold in 2021 so it must be possible with our price range, really appreciate this!!