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Original poster

Help me pick a SW London house

69 replies

HK2023 · 02/04/2023 15:39

Hello, I will soon be moving from HK to London next year. We have a property consultant helping us look, and they have found the following houses that fit our specification:

Property 1 Cecil Road
https://www.rightmove.co.uk/properties/133050680#/?channel=RES_BUY

Property 2 Edith Road

https://www.rightmove.co.uk/properties/131589497#/?channel=RES_BUY

Property 3 Nelson Road

https://www.rightmove.co.uk/properties/133070048#/?channel=RES_BUY

Property 4 Kirkley Road

https://www.rightmove.co.uk/properties/131618756#/?channel=RES_BUY

As we will be moving next year, we are looking for something that we can update and decorate to our taste, so the current condition is not too important. We only plan to stay in the UK for 10 years, so we are also looking for something that will be a safe investment. I don't know SW19 too well so keen to hear from locals which they would prefer and why.

Check out this 3 bedroom terraced house for sale on Rightmove

3 bedroom terraced house for sale in Cecil Road, Wimbledon, SW19 for £925,000. Marketed by Kinleigh Folkard and Hayward - Sales, Wimbledon

https://www.rightmove.co.uk/properties/133050680#/?channel=RES_BUY

OP posts:
BIWI · 02/04/2023 15:52

What are your specific criteria though? Do you need schools - if so, primary or high school?

All of those are near me (one particularly so) so I'll have a look at the links.

BIWI · 02/04/2023 15:59

The Kirkley Road one is better in terms of proximity to transport links - you're equidistant between Merton Park tramstop (trams into Wimbledon and Croydon) and South Wimbledon tube station (Northern Line).

It's an Edwardian house, so probably better proportions - although I have to say that the photos they have on the site are terrible!

And it only has one bathroom compared to the other three. However, the house does have potential for a loft conversion, if you're prepared to consider that? It's the cheapest too, so you may have budget to undertake such work. The houses in Merton Park will give you sufficient space for a large loft bedroom plus bathroom.

Original poster
HK2023 · 02/04/2023 15:59

BIWI · 02/04/2023 15:52

What are your specific criteria though? Do you need schools - if so, primary or high school?

All of those are near me (one particularly so) so I'll have a look at the links.

Thank you, potentially going private secondary for DD. Just looking for somewhere with good transport into central London and potential to add value/safe place to keep money.

OP posts:
BIWI · 02/04/2023 16:00

Oh, and also - if you did need a school, the Kirkley Road one is the closest to Pelham Primary school, which is a good school

BIWI · 02/04/2023 16:02

Sorry - x-posted there!

Any of those are good for access to central London although, again, the Kirkley Road one is a bit closer to Wimbledon Station, which is the mainline train station (trains to Waterloo) and District Line.

Original poster
HK2023 · 02/04/2023 18:21

Thank you @BIWI extremely helpful. If you had to rank them in order of 'desirability', from an area perspective, how would you rank them? My consultant told me that some parts of Wimbledon are more desirable than others and this is reflected in the price. But because they are all of different interior standard, it is not clear to m which are in the more desirable parts of Wimbledon. I also heard the Village is most desirable, however my consultant has not shown me any properties there yet.

OP posts:
LadyLapsang · 02/04/2023 20:48

Hello @HK2023 I know the area well. If you want to say more I may be able to suggest some houses. I think it looks like you can’t afford Wimbledon Village unless you are happy to live in a flat or two bedroom house, what we would call two up two down.

BIWI · 02/04/2023 21:01

The village is hugely desirable - but that will be reflected (massively!) in the price.

The further away you go from the village, and Wimbledon station, the more the price will drop (I believe).

The Kirkley Rd house will probably be a lower price because it's technically Merton Park rather than Wimbledon - although still a SW19 postcode, which is important. (At least for estate agents/house valuation!)

Taking each in turn:

Cecil Rd:

Nicely decorated, good layout and you have the two bathrooms. It's a quiet location, close to South Wimbledon tube station, and a road that only people who live there will be using.

Edith Rd:

Further away from central Wimbledon. Definitely not as valuable an area. That said, it looks good and you wouldn't have to do any work to it (other than cosmetic/changing things that aren't to your taste.). It also has 3 bathrooms - despite the estate agent saying only two. But, it's going to take you longer to get into Wimbledon, and although there is a train station nearby - Haydon's Road - that doesn't give you anything like the flexibility you'd have if you were near South Wimbledon tube or Wimbledon station/district line tube

Nelson Rd:

The house looks like it's nicely done inside, but I suspect it's smaller than the others. The location isn't bad, but it's west of South Wimbledon so, again, further away from Wimbledon and the Merton Park tram stop.

Kirkley Rd:

The best location of them all in terms of travel flexibility - close proximity to the tram, the tube (at South Wimbledon) and the tube/rail station at Wimbledon. It's the cheapest and, possibly, the one with most space - notwithstanding that the loft hasn't been converted, and you have only one bathroom.

The estate agent particulars are dubious though - no measurements for the rooms and very dodgy photos! That said, as I live in the area, I do know that as an Edwardian property, the proportions are likely to be better than the terraced options of the other houses.

In terms of the areas, none of them is really dodgy. But I would say that the further west you go, away from Wimbledon, they become less desirable.

Original poster
HK2023 · 02/04/2023 21:02

LadyLapsang · 02/04/2023 20:48

Hello @HK2023 I know the area well. If you want to say more I may be able to suggest some houses. I think it looks like you can’t afford Wimbledon Village unless you are happy to live in a flat or two bedroom house, what we would call two up two down.

Thank you, our total budget is £1.2m, but that needs to include the budget to redecorate and make into our home, so we are looking at places in the region of £850 to £1m. I was told builders are expensive in London, and something as simple as an extension of 1 floor can be over £100k.

We are only staying 10 years maximum and want to enjoy our neighbourhood but also be able to get to Central London easily. We would like somewhere with an international feel, but also somewhere that local and English people are attracted to as when we leave in 10 years, we would need to ensure that we at least get our money back (including all improvement costs).

Which parts of Wimbledon are more desirable, my consultant told me there are many different parts but I can not easily identify them. I have heard of South Park, the Village, Ministers.

OP posts:
Original poster
HK2023 · 02/04/2023 21:08

BIWI · 02/04/2023 21:01

The village is hugely desirable - but that will be reflected (massively!) in the price.

The further away you go from the village, and Wimbledon station, the more the price will drop (I believe).

The Kirkley Rd house will probably be a lower price because it's technically Merton Park rather than Wimbledon - although still a SW19 postcode, which is important. (At least for estate agents/house valuation!)

Taking each in turn:

Cecil Rd:

Nicely decorated, good layout and you have the two bathrooms. It's a quiet location, close to South Wimbledon tube station, and a road that only people who live there will be using.

Edith Rd:

Further away from central Wimbledon. Definitely not as valuable an area. That said, it looks good and you wouldn't have to do any work to it (other than cosmetic/changing things that aren't to your taste.). It also has 3 bathrooms - despite the estate agent saying only two. But, it's going to take you longer to get into Wimbledon, and although there is a train station nearby - Haydon's Road - that doesn't give you anything like the flexibility you'd have if you were near South Wimbledon tube or Wimbledon station/district line tube

Nelson Rd:

The house looks like it's nicely done inside, but I suspect it's smaller than the others. The location isn't bad, but it's west of South Wimbledon so, again, further away from Wimbledon and the Merton Park tram stop.

Kirkley Rd:

The best location of them all in terms of travel flexibility - close proximity to the tram, the tube (at South Wimbledon) and the tube/rail station at Wimbledon. It's the cheapest and, possibly, the one with most space - notwithstanding that the loft hasn't been converted, and you have only one bathroom.

The estate agent particulars are dubious though - no measurements for the rooms and very dodgy photos! That said, as I live in the area, I do know that as an Edwardian property, the proportions are likely to be better than the terraced options of the other houses.

In terms of the areas, none of them is really dodgy. But I would say that the further west you go, away from Wimbledon, they become less desirable.

Thank you this is the valuable insight I really needed.

So should we discount Edith Rd as this one is the least desirable? Or maybe Nelson Rd?

OP posts:
duoplik · 02/04/2023 21:08

Just looking for somewhere with good transport into central London and potential to add value/safe place to keep money.

I wouldn't focus too much on making money, I think those days are gone tbh particularly as you are only talking about 10 yrs but you won't lose any.

duoplik · 02/04/2023 21:10

Maybe look around Wimbledon Chase area?

BIWI · 02/04/2023 21:29

No need to look round Wimbledon Chase! All these properties are fine.

LadyLapsang · 02/04/2023 21:30

@HK2023 Where will you be working and what are your requirements regarding schools?

Original poster
HK2023 · 02/04/2023 21:34

I will be working from home most days, but will need to attend events in Central London every 2 weeks.

Schools, will do private secondary for DD unless we find a good free option.

OP posts:
Sundaefraise · 02/04/2023 21:42

I would go for house one, Cecil Road, out of the ones you have posted. Nice house and good location. The last one probably has a bigger footprint, but it could be in a right mess from the little that you can see from the photos. Building work is so so expensive at the moment, I think it almost doesn't make sense to buy a house you can do up, unless you either absolutely love it, or have the skills to do it yourself. I wouldn't try to make money out of doing building work at the moment.

duoplik · 02/04/2023 21:43

@BIWI I think Chase is nicer for families than Hayden's road part of Wim 🤷🏻‍♀️ plus the primaries there are particularly excellent

duoplik · 02/04/2023 21:49

The best state for girls is Ursuline which is catholic.

duoplik · 02/04/2023 21:51

Oh & South Wimbledon & Wimbledon Chase are nothing like the village but most places aren't!

fruitbrewhaha · 02/04/2023 21:52

I would look for a house that is £1.1/2 million then. Building work, paying trades, building materials have gone through the roof in the last few years. You can no longer buy a fixer upper and make money on renovating. You can also wait such a long time to get the work done. It could take a year or two to actually get tge
house finished. It’s not worth the headache if you are only there for 10 years

EllaB22 · 02/04/2023 22:16

Is SW20 an option? Train from Raynes Park to Waterloo is only 4 min more than to Wimbledon. I think its a nicer area than Haydons Road.

Blueheartpinkheart · 02/04/2023 22:26

My gosh, I can't believe the price of property in the south! Sorry - not a helpful comment for which house to choose. I'm in shock!

JadeVS72 · 02/04/2023 22:39

Cecil Road is definitely the nicest street out of the options and the house looks good.
Desirable areas in Wimbledon I would say are the village, streets near Wimbledon park (Home Park Road etc), streets near South Park gardens and the grid west of merton road/south of the broadway (where Cecil road fits)
We actually hated commuting from Wimbledon itself so being near the northern line at South Wimbledon is useful.