Where in London to buy for 900K for an international family of four?

[internationalfamily]

Hi everyone,

Sorry for yet another where to buy thread, but we could really use your help and insights.

We are planning to buy a house for our family of four. We have been exploring some areas and viewing houses over the past few months, but really struggling to make our mind up..

Here are the key factors...

Budget:

• Ideally somewhere between 750K-850K, but we can stretch to 900K.

Location:

• Needs to be relatively easily accessible to City (to both London Bridge & Strand)
• Excellent primary schools for our DD (who will start reception in 2023).
• Safe
• International community: both my DH and I are Europeans, we would like an open-minded and welcoming community
• Access to green space
• We currently live and like SW, but are (especially DH is) open to move other parts of London.

House:

• Three bedrooms
• Ideally a house with some outdoor space (one of the areas we disagree with DH who prioritise location over house and is fine with a flat too)

Our shortlisted areas are: Wimbledon Town (esp. Dundonald/Chase areas), Balham (Hyde Farm/Nightingale Triangle), Colliers Wood, East Dulwich.

Where would you buy from if you were in our shoes? Are we missing some other suitable areas? Looking forward to hearing your thoughts/suggestions...

Your budget isn't enough for a house in east dulwich. Maybe a flat but will be tight for a 3 double bed. Also look at Forest Hill, Honor Oak and Brockley though for houses you might need to have a larger budget for all of them

Leytonstone. Somewhere in the Catford/Forest Hill/Crofton Park triangle.

You’ll get so much more for your money if you’re willing to move East or South East.

I reckon Balham especially Nightingale Triangle is sadly out of budget too unless you could manage in a 2 bed flat. What about Sutton? The train to London Bridge is 30 minutes and it would tick all of your other boxes.

www.rightmove.co.uk/properties/124476305#/?channel=RES_BUY

Top end of budget would get you something (3/4 bed house) in Wanstead/South Woodford maybe... But you'd need to look carefully at primary schools. They are good that's not the problem, but they are all over subscribed so you end up with black holes of availablity.

I doubt you'd get much in South West London with that budget, unless you were happy with a smaller flat

You'd probably manage on the upper end of your budget in Streatham - most of the primaries are OK. This one should have enough outside space for you....

www.rightmove.co.uk/properties/123961604#/?channel=RES_BUY

I would look at Kentish Town.

Somewhere like this ticks all your boxes and is within walking distance of both Hampstead Heath and Regents Park:

www.rightmove.co.uk/properties/124890287

See also this one in Camden:

www.rightmove.co.uk/properties/124780901

Eleanor Palmer primary school is one of the best on the country

Thanks @northerngoldilocks. Yes a house in ED won't work, but it looks like a 3-bed flat/maisonette (based on my Rightmove search over the past few weeks) is possible. Admittedly, we know little about SE London, but will explore these areas. Are they international and safe?

SE/Kent like Bromley, Beckenham have green spaces, great schools, very good transport links.

Like everywhere there are nice and not so nice bits. If you're looking at east dulwich make sure you've looked at secondary too as there are some bits where you fall on the outskirts of all the local ones

Thanks for the links.
@SapphosRock: Really great suggestions. Will share these with DH :)
@SushiShopSearch: Lovely house/location, but sadly over budget and wouldn't work commute-wise.
@londonmummy1966: Liked how spacious the house is. We looked a bit to Streatham (to Balham side around Streatham Hill st.), but admittedly do not know much about the rest. We heard some areas of Streatham being a bit rough though. What do you think/what is your experience? Are there some bits that are particularly suitable for a family?

You could look at houses around Island Gardens. Short walk to Canary Wharf and Greenwich. Canary Wharf college is supposed to be good. And there's a lovely farm on the Isle of dogs.
Or look at Canada Water and along the Thames. There are houses on your budget or you could get an apartment on the Thames.

I'd be focusing on an area with good secondary schools rather than primary.

@GoAround: I know Balham is quite expensive, we would certainly have to settle for a smaller flat if we opt for this. We actually looked at Sutton (especially for schools + green space), but DH is not really fond of it.

I'd look at Upper Norwood (aka Crystal Palace) and West Norwood in South East London. That money should get you a 3 bed + garden, lots of good primaries, lovely parks and woods. Very family friendly with nice cafes, markets, playgrounds etc. Direct trains to Victoria and London Bridge, as well as up to East London.

www.rightmove.co.uk/properties/124991780

Some of these houses are lovely when done up in a mid century style. Great location for primary and secondary school options

Look at the parts of Bromley with fast trains to London Bridge. Parts of Orpington and Petts Wood are close to the stations and train times can be as quick as 16mins to LB. It's not really London but is in Zone 6 and has good schools, particularly at primary level.

@LostMySocks Bromley, Petts Wood and Orpington have been part of London since 1965.

@MrsPelligrinoPetrichor : That makes sense. Our concern is that schools can change quite a bit in the next 7-10 years. But we need to make a decision based on the info we have now of course. Are there any particular areas that you would recommend?

Have you visited Blackheath yet OP? I think it could tick all your boxes. The village is beautiful and very safe whilst still feeling like London i.e. cosmopolitan. The green spaces of Blackheath itself and Greenwich Park are second to none and all primaries are outstanding. Transport us great with a 10 minute train ride to London Bridge, and 20 mins to Charing Cross for the Strand.

The only question mark is secondaries but we have our eyes on the local state school John Roan which was reopened a couple of years ago under new leadership and had yet to be inspected. Also Thomas Tallis school is Good.

Definitely worth you visiting on a weekend and walking across Blackheath through Greenwich Park and down to the river.

Btw I read your OP and was momentarily confused as you mentioned City. Just FYI if you're property hunting, that "the City" usually refers only to the square mile (financial quarter round Bank) rather than the West End of central London.

Have a look at Ladywell (and surrounding areas like Hither Green). Quick trains to London Bridge and Charing Cross, lots of excellent primary schools, amazing parks - Ladywell Fields is beautiful and enormous. You'd get a good sized house for your budget.

That’s a very small budget for London.

Would you consider Surrey? - Oxted is 30 mins to London Bridge by train.

Oxted house

Ladywell, Brockley or Telegraph Hill. You’d need the wind behind you for the latter, but four-bed flats or 1930s houses come up occasionally which would be around that price point.

I think S.Wimbledon is a good investment, but the houses would be so tiny.

The Poets roads 1

The Poets Roads 2