Help me pick a SW London house

[HK2023]

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.

And I also agree that at the moment I would buy something more towards the top end of your budget and try not to do work, prices are astronomical, decent builders are really difficult to find and the stress of either doing this from HK or living there and doing it would be immense. I love doing houses up but I would not take on anything more than cosmetic decoration at the moment.

https://www.rightmove.co.uk/properties/133464821#/?channel=RES_BUY

This is the sort of thing you’d get more towards the top end of your budget in Wimbledon Park. But also looking at your preferences (modern/ integrated tech) I am not sure period terraces are the way to go as these tend to be much more along the lines of period charm/ family homes. Have you considered apartments, like in the ram quarter or Vauxhall? If you were considering buying a period terrace and then doing the tech yourself TBH I am not sure there’s much of a financial gain in this type of house, so you might not get the money back as and when you do sell.

Nelson road is gorgeous!!!

TB fair, @Heronwatcher, the houses in Merton Park are like that too (which is where the Kirkley Road one is)

I am actually in the UK right now, we flew in to do some viewings and visit some of the areas. I do much prefer the houses that are coming off Kingston Road. Boscombe Road, Bournemouth Road, all very lovely roads. The only negative is there are not many nice shops nearby.

We really liked the John Innes conservation area. The roads near Dundonald Park. Kingswood Road and the surrounds. It seemed to not be too far from the main Wimbledon high street area where there are some nice shops and good transport.

We did exactly this. We are in London now, unexpectedly. The areas in Wimbledon are very different to what I imagined.

Village - we loved the shops and restaurants here. We spent a really nice evening at a Thai place. I wasn't too keen on the houses here and the demographic seemed to be much older than I expected. I don't think we would fit in well and the high street is too far from the station.

Wimbledon Park - the park itself was lovely, but the roads were quite bland. Very long roads of similar looking houses and it felt quite tight with all the cars on either side parked. The shopping area was also very small, Arthur Road, but it's close to the station.

Broadway - this was my favourite bit, good variety and mix of shops, good mix of people and great transport. The residential roads directly off the Broadway were not very attractive though.

South Park - very nice suburban feel, but the roads again felt very bland in some areas, Florence, Clarence and those roads. Long narrow roads and again not very attractive. But I liked that it was walking distance to both the Broadway and also South Wimbledon station.

Battles - similar to South Park, I liked that it is walking distance to both Broadway and South Wimbledon station, but the houses nearer to the Merton High Street were not attractive and felt quite run down.

John Innes area - I think this may be our compromise. I found the residential roads to be very attractive, lots of trees, wider roads than the areas above, and nice looking houses. Short walk to Broadway area and South WImbledon if on the edge of John Innes.

We visited this road, but not this house. I think you are right, based on the viewings we did, we are leaning more towards a new build now as we were also told that these type of old houses require a lot of regular maintenance, even after refurbishment.

Yes, we went to the Battles areas and viewed some properties. I now think the one I linked earlier is not good value for money now I understand more about the areas.

We liked the style of houses there. There is one particular one we were too late to view, but this is very much our style.

https://www.rightmove.co.uk/properties/132979367#/?channel=RES_BUY

We think the location is good and still has scope for growth. The high street near there is not good, but could improve in years to come, which will make the area more desirable. The basic infrastructure of that area is better than South Park as you are closer to key facilities.

I know this area well. Merton Park is nicer than South Wimbledon. John Innes Conservation Area is lovely but the traffic arround it is absolutely manic, meaning lots of air pollution.

Regarding your style requirement, the house you just posted doesn't seem to have any integrated tech as such. You seem to prefer open plan / clean lines layout. There are plenty houses with this style now, everywhere in the UK.

Have you considered other parts of London? SW London has only one tube line so it's not as well connected for tube drivers as other parts of London. If you prefer tube then North London is much better. Nixe areas in North London are much more expensive but hold up values well over time too.

*nice areas

Modern town house in your budget within walking distance to zone 3 tube station in West London

www.rightmove.co.uk/properties/132822065

Look at Wimbledon Park. I'd say it's nicer than South Wimbledon- has a great primary and tube. Plus Tod get something much bigger as houses are Edwardian

I'd vote for John Innes Conservation area. Having hunted all over SW19 we fell in love with this green tree lined quiet area. The traffic is crazy 8-9am and 6-7pm but otherwise is very quiet. We barely use our car/ walking to Wimbledon or Northern line is easy enough.

And when in a rush and we don't have the time to walk to Wimbledon station, the tram is very handy

Yes, as long as you know where to tap your oyster!

We don’t know what the OP will want to do to the house. If it requires planning permission, it will be more difficult to obtain in a conservation area and she will be more restricted on what she is allowed…

@PlainSkyr I am leaning towards John Innes at the moment, but it seems to be quite a long walk from SW Station. What other parts of SW19 did you consider?

I would agree with your assessment having lived in Wimbledon (ministers) for a year now.

Wimbledon Village is like Happy Valley in HK - posher shops (but not what you would buy day to day), older crowd, not so convenient as up the hill from Wimbledon station. Also more expensive.

Wimbledon Park - lovely feel. Some nice little shops but the district line is just too infrequent, esp on the weekends. So I wouldn’t like having to rely on that one line. Wimbledon Park itself I personally find disappointing. The paths are soooo narrow. I would compare it to Tai Hang.

Ministers - love the proximity to shops and restos on Broadway, and equidistant to Wimbeldon and South Wimbeldon stations. For offices in Canary Wharf, South Wimbledon northern line change at London Bridge is better option than SW rail to Waterloo then change to Jubilee. South Wimbledon being second stop on northern line you are guaranteed a seat. SW rail Waterloo interchange is mayhem. However, depending on the house and road, houses are more narrow and long. Gladstone has bigger properties also reflected in price which is likely above your budget.

South Park Gardens - in the 1-1.2m price range you are looking more Clarence Road, Effra Road etc. again same as ministers, narrow terraced houses and even further away from train stations. So slightly cheaper than Ministers. Past Haydons Road playground, personally feel it’s less nice.

Battles - it’s like the Ministers, but closer to South Wimbledon tube and further from Wimbeldon, hence slightly lower price point. But quite similar to Ministers.

The Australias - having lived in Wimbledon, this is what we liked best. Edwardian houses mean wider houses and around 1500sq feet. Agree with others that it’s best to find something that has been extended loft/kitchen as labour and material is getting more expensive. At 1.2m, you would be looking at a done up place similar to your link above at Boscombe road. And if you are chain free, that puts you at an advantage. But beware of old roofs as they will need replacing soon. It’s quiet, leafy and more younger families now (catchment for Pelham primary and Rutlish I believe).

good luck with your decision and the move!