Safe family friendly commuter town within 30 min train from London (first time buyers, £450K budget)

[Marghe87]

Not in the process of buying yet but hopefully close enough and we are starting to consider a few options. We have a relatively limited budget of £450K (hoping that prices will also decrease in the upcoming months) and we’d be looking for either a decent sized 2 bed or a 3 bed house. We live in zone 5 in a lovely place and are aware of the fact that we’d have to compromise on location but there are a few main things we need to consider:

• we both work in London so need somewhere with an easy commute and fast enough (we don’t have family supporting with drop off, pick up etc so we need to be able to be in and out fast); I am in central London, DH in West London
• Have a DD who is a toddler and we want to settle somehwere safe and with good state schools, both primary and secondary

In our list of options there are a few places, each with their pros and cons and honestly, feeling a bit stuck as we either go live in a decent area but in a shoebox house or in a nicer house but in a less nice area or somewhere more remote, none of these ideal (when I say less nice I also mean potentially less safe).
Do you have recommendations based on where you live?
So far we have:
Weybridge/Walton on T (fav choice but too expensive, can barely afford a 2 bed house)
Guildford (would need to be very close to the station as commute would take longer and issues with schools pick ups etc… properties also quite pricey and not sure it’s worth the longer and more expensive commute for what we’d get)
Woking (was keen but I keep reading how there is some crime in the town at night, with armes police etc and a few dodgy areas. I want my DD to grow in a safe place, especially in the teenage years and I am a bit concerned with what I read - never been though so will check it out)
Tonbridge/Sevenoaks (good train links, for me especially, but am a bit put off by the grammar schools system and I don’t want our house buying decision to penalise DD in years to come)
Maidenhead (expensive, especially properties near the station)

Where else to look?…

[Marghe87]

Before someone asks: no, we do not want to relocate up north or change our jobs so we are to tied to London, it’s just not an option for many factors, including the type of industry we work in

[Marghe87]

*not tied

[Turmerictolly]

I think you will find it very hard to find a house for that budget near a station that gets to London in 30 minutes, particularly in Surrey. It's prime commuter land as is St Albans, Harpenden etc. Maybe Reading but then commuter costs are ££ and it'll be more than 30 minutes. Sevenoaks/Tunbridge Wells also ££.

SE London/Kent might be doable just about. Try DA14/DA15 two beds or flats but this area is also a grammar school area. Green, around 25 mins on train to LBridge, great primary schools and easy to get to the countryside, seaside and nicer areas like Blackheath and Greenwich.

[Whycanineverever]

You could possible scrape a 2 bed house in Sutton / Carshalton / wallington. Just about makes the 30 minutes train. Loads of green spaces and good schools.

[pinkpetunias]

Woodford or Loughton? Houses within your budget, on central line can get into the city in 25/30 minutes.

[slowtomato]

feeling a bit stuck as we either go live in a decent area but in a shoebox house or in a nicer house but in a less nice area or somewhere more remote

This is the choice most people have to make when buying - area vs space. What stations to you need to get to in central and west London? I think the 30 minutes journey will be tricky on that budget but the destination stations may help narrow down areas.

For west and central London, my immediate thought for a 3 bed house was the Slough/Burnham area but that would be a bit more than 30 mins to central London. High Wycombe too but that is more than 30 minutes.

[WhiteArsenic]

Woking is not a dangerous place, except that one street near the station is a bit rough and rowdy when the pubs get busy. But I’ve lived here more than 30 years and never felt unsafe, walk back from the station late at night alone (avoiding the pub street), raised two children here. Of course there’s the odd crime in the area as there would be anywhere, but having grown up in London previously, I’d rate it as very similar in terms of safety to unremarkable parts of the London suburbs. Happy to answer questions if you have any.

[Theyweretheworstoftimes]

www.rightmove.co.uk/properties/125086736

What about this?

Near Milton Keynes station, 35 mins to Euston

[SleekMamma]

Essex? C2C line fits that spec

[renonovice]

The 30min train journey is pretty restrictive. What about parts of Sutton if you want good schools?
Or bits of Kingston?

[renonovice]

Or Southend way?

[Spendonsend]

I'm going to do the 'mystery house' thing where i ignore all your requirements and suggest Kettering.

[Ionacat]

You might get lucky on that budget in Twyford just outside Reading. It’s on the Elizabeth line, so could work? Very good schools.
However it’s always worth going for a 2 bed in the area you want but finding somewhere with the potential to extend later on.

[BananaPalm]

What about Reading? 25 mins to Paddington and 450K would go rather far there.
Or St Albans? Although 450K wouldn't get you much there.

[OhhangonitShaq]

Fleet

[LillyLeaf]

You could get a small 3 bed house in Hitchin, the train is 30 mins to St Pancras. Great schools, lovely place.

[tiredandstripey]

Another vote for reading, particularly areas to the slight east. Twyford is nice but quite pricey. Woodley and Earley also worth a look. We live around here and our large 3 bed semi is £475k. Great schools. Lots of transport options.

[bailarbailar]

Caversham? We are in a 3 bed, 10 mins walk to the station, 25mins to Paddington. Nice area. Not sure about schools but lots and lots of families around here so assume can't be that bad? You'd need to look into that aspect of it - there do seem to be toddler activities etc locally though judging by adverts/flyers etc

[jumperqueen]

@LillyLeaf

You could get a small 3 bed house in Hitchin, the train is 30 mins to St Pancras. Great schools, lovely place.

I'd second Hitchin - vibrant town and decent commute.

Really family friendly and great schools.

• 25 mins to Finsbury Park (for Victoria and Piccadilly line)
• 30 mins to Kings Cross/St Pancras (Victoria, Piccadilly, Northern, Met, Hammersmith and City, Circle, District line)
• 42 mins to Blackfriars

[jumperqueen]

Hitchin also once voted 9th in Times best place to live

[bloodyplanes]

Windsor?

[Marghe87]

@bloodyplanes I love Windsor! But I thought train connections to London are not great?

[bloodyplanes]

@Marghe87 there are two stations in Windsor, one goes straight into waterloo and the other goes to slough which then you catch the train to paddington. If you move to west windsor ( which is easily walkable to either station) then you would definitely get a 3 bed with your budget.

[TheNoonBell]

West Malling or Borough Green (near Sevenoaks) are worth a look.

[NCSQ]

Woking is a bit down at heel in places (by the station) but perfectly safe. Crime rates are low.