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Original poster

Decent and affordable housing areas in and around london

32 replies

estebancolberto · 19/02/2023 18:30

We as first time buyers are looking to buy a 2 or 3 bed house with garden. As we are planning for a kid soon, we want a decent area with schools where we can stay for at least 5 to 8 years. As we both work in London, we also require a relatively easy train commute to central London, say around 45 mins? Given these, do you have any suggestions for decent areas in and around London that fit within a 400k - 450k budget?

OP posts:
SongforWhoever · 19/02/2023 18:37

Dartford meets your price range and journey time. You might not like the area.

LeSpleendeParis · 19/02/2023 19:05

There are some areas in South East London that may fit your bill. Greenwich/Deptford/Charlton - all have a good commute into Central London and plenty to do for adults and young families with Greenwich Park, the Maritime Museum and river close by. Houses tend to be pricey though and the housing stick around Greenwich is mostly apartments.

I would check out around Lewisham (e.g. Lee, Hither Green, Catford) and around
Bromley - some excellent primary schools, parks and decent transport options with a really nice community feel. You would probably get more for your budget here.

Bexley also has good schools and transport connections although is quieter.

sarahb083 · 19/02/2023 20:04

Your budget is a bit small for most of the London zones. And keep in mind that if you go further out, train fares get expensive quickly. Coulsdon South might work - it's on Thameslink so quick into central London.

PettsWoodParadise · 19/02/2023 22:17

Petts Wood / Orpington borders in Crofton would get you this 3 bed terrace very close to Crofton school (Ofsted outstanding) and most likely close enough for secondary at Darrick Wood.

www.rightmove.co.uk/properties/131290904

Petts Wood is zone 5, London Borough of Bromley, great location to bring up a family.

hoardod · 19/02/2023 22:27

Sutton has great schools, maybe a 2 bed for 460k

Daisy03 · 20/02/2023 05:36

Medway is within budget, and parts are lovely ie Rochester. Train services are very good though pricey.

florafloss · 20/02/2023 06:46

Brentwood/Shenfield. Quite an expensive area but you could definitely get a 2 bed for that budget and potentially a 3 bed. Not sure where in London you need but you can get from Shenfield to Stratford in 25 mins and the new Elizabeth line also makes London more accessible. Literally all local schools are good, you're spoilt for choice.

Twinedpeaks · 20/02/2023 07:26

Just be aware that living in Essex, Kent, Sussex etc you're looking at £5k season ticket each for train and tube. So that £10k might be better spent on a mortgage?

Where abouts in London are you commuting to and will that stay the same for years to come?

WinterFoxes · 20/02/2023 08:00

There are Victorian 3-bed terraced houses for sale well within your budget in several areas of East London (East Ham, Canning Town etc) also in Wembley and parts of South London. But none of these are places I'd necessarily want to raise a child (I love East London but those are very very urban areas.)

I found this 3-bed house on Rightmove. That's the sort of place I'd look at. Just moments from a massive park, overlooking a little green where children might play out. I have several friends who live and riased children in the Crystal Palace/West norwood area and it's always struck me as very safe and calm and green.

JimDixon · 20/02/2023 08:39

Realistically if you can up your commuting
time to 75 minutes door to door and look at Bedfordshire and Kent, you will have a lot more options for 2-3 bed houses with gardens.

JimDixon · 20/02/2023 08:40

LeSpleendeParis · 19/02/2023 19:05

There are some areas in South East London that may fit your bill. Greenwich/Deptford/Charlton - all have a good commute into Central London and plenty to do for adults and young families with Greenwich Park, the Maritime Museum and river close by. Houses tend to be pricey though and the housing stick around Greenwich is mostly apartments.

I would check out around Lewisham (e.g. Lee, Hither Green, Catford) and around
Bromley - some excellent primary schools, parks and decent transport options with a really nice community feel. You would probably get more for your budget here.

Bexley also has good schools and transport connections although is quieter.

OP would need to triple the budget for a house with garden in those areas!

hoardod · 20/02/2023 08:43

OP would need to triple the budget for a house with garden in those areas!

well that's an exaggeration. Only those with 1.3m can buy a house in Bromley, Bexley or Lewisham?

23NameChange · 20/02/2023 08:53

You could get what you are looking for in and around Colliers Wood / Mitcham, especially if you would consider a maisonette with a garden. You need to do your research though as some parts are nicer than others. There are some good / outstanding primary schools but a bit of a lack of secondaries. But if you are only thinking 5-8 years, then you might be ok.

Springintoactions · 20/02/2023 08:56

Dagenham 2bed house is £320k
Thurrock
Eltham
Central Acton used to be cheaper (nearer motorway)
East Ham
Ilford or suburbs around Romford road
Gidea park
Hornchurch
Romford

Loads of places

ChChChChangeName · 20/02/2023 08:58

Can you say where in central London you need to get to? Makes a huge difference to the commuting options.

JassyRadlett · 20/02/2023 09:04

What stations do you commute into?

I agree with taking the cost of the commute into account and if possible staying within the TFL zones. You could get 2 beds easily and possibly 3 in Worcester Park, Tolworth, and even into Streatham/Tooting/Penge.

TheYearOfSmallThings · 20/02/2023 09:07

You could try Chingford, but you will have a good walk to the station for that budget.

CherryogDog · 20/02/2023 09:13

For all its terrible rep I lived safely and happily in New Addington, on the Boots estate which is the private bit.
We moved from Shirley as couldn't afford a bigger house there.
My children went to school out of the area though, but transport links were very good.
I worked in London, I either drove or got the bus to Hayes, always a seat as its end of line, took around an hour all in, or tram to East Croydon, changed at Clapham Junction, much faster journey but more tiring.

JimDixon · 20/02/2023 09:17

hoardod · 20/02/2023 08:43

OP would need to triple the budget for a house with garden in those areas!

well that's an exaggeration. Only those with 1.3m can buy a house in Bromley, Bexley or Lewisham?

You’re right I did just find plenty in the borough of Greenwich. Deptford would be double the budget though.

www.rightmove.co.uk/property-for-sale/find.html?locationIdentifier=REGION%5E61226&maxBedrooms=3&minBedrooms=3&maxPrice=550000&minPrice=350000&sortType=6&propertyTypes=detached%2Csemi-detached%2Cterraced&mustHave=garden&dontShow=retirement%2CsharedOwnership&furnishTypes=&keywords=

Slowsteps · 20/02/2023 09:20

Watford possibly?

MusicWithRocksIn · 20/02/2023 09:23

I'm in Gidea Park RM2 and a couple of nice Victorian terraces near me have gone for £450k recently. It's in zone 6 (so much more reasonable fares than outside the zones) on the Elizabeth Line (29 mins to Liverpool St, 34 to Tottenham Ct Rd, 40 to Paddington). It's a nice area with decent schools, lovely green spaces, some nice independent cafes and things opening up recently plus all the big town amenities of Romford just down the road.

Hornchurch is also lovely, it's on the district line or a few mins on the bus to Romford for the Elizabeth line.

I've just had a quick search on your criteria and I'd be looking at this one:

www.rightmove.co.uk/properties/131432348#/?channel=RES_BUY

3peassuit · 20/02/2023 09:31

Paddock Wood in Kent takes around 40 minutes by train. Remember Kent is still the 11 plus system which for some kids is great, others less so.

LeSpleendeParis · 20/02/2023 09:50

hoardod · 20/02/2023 08:43

OP would need to triple the budget for a house with garden in those areas!

well that's an exaggeration. Only those with 1.3m can buy a house in Bromley, Bexley or Lewisham?

I agree - we live in one of these areas and 2 bedroom houses do come up within the OP's price range (although apartments within the OP's budget which) e.g. Lewisham/Hither Green for 450ish, I've just done a Rightmove search. 3 bedrooms in these areas would be a push.

Original poster
estebancolberto · 20/02/2023 09:56

Right now, both of us will be commuting to London bridge. But in medium/long term I guess connection to either London bridge or kings cross are ideal for commuting to othe parts of central London if we decide to switch jobs later.

OP posts:
kirinm · 20/02/2023 10:07

LeSpleendeParis · 19/02/2023 19:05

There are some areas in South East London that may fit your bill. Greenwich/Deptford/Charlton - all have a good commute into Central London and plenty to do for adults and young families with Greenwich Park, the Maritime Museum and river close by. Houses tend to be pricey though and the housing stick around Greenwich is mostly apartments.

I would check out around Lewisham (e.g. Lee, Hither Green, Catford) and around
Bromley - some excellent primary schools, parks and decent transport options with a really nice community feel. You would probably get more for your budget here.

Bexley also has good schools and transport connections although is quieter.

I'm not sure you'll get a house in those areas for the OPs budget.

Are you set on a house OP?