450 (max) in London

[MsDeWinters]

Hi all,

Grateful for some advice from those who've maybe bought before and enjoy perusing rightmove, as I'm a clueless FTB.

I'm looking for a big 2 bed (min 70m2) with space for an office and decent storage, ideally separate kitchen, in a niceish neighbourhood (I like nice pubs, green space, woods, nice restaurants in reach). I only have to go into central 2x a week so transport links aren't key, but I would like the area to still feel somewhat London-y. Outside space would be nice to have. Not great at DIY, so don't want a propper do-er uper as a first project! No kids yet and don't intend to raise any beyond baby stage in this particular home.

I've had a look around Forest Hill, Sydenham, Penge and Crystal Palace, Beckenham, Crofton Park, etc. etc., and they seem like the right sort of places for me, particular FH. Anywhere I might be missing? I generally prefer South, but open to anywhere really - Wanstead is lovely for example, but seems too pricey.

I would like to avoid Victorian conversion flats unless they're really exceptional.

Budget is absolute max 450k.

I like this ex-council flat in FH, assuming the lease can be sorted. Does it seem like a good deal?

I should have checked the link.

That's lovely and a good location.

There's no reference to the cost of the caretaker and gardener that I can see, would definitely be worth checking that out.

Gorgeous property, great location but you’re right that the lease needs to be sorted - and they could be expensive

Have you looked at Penge? This is nice and very close
to Crystal Palace park https://www.rightmove.co.uk/properties/128920214

I like it but how far away is the nearest tube?

I was going to say anywhere around CP park area before I saw what you’d put. Many happy years there on the Triangle before we left for the suburbs with babies!

@Twiglets1 in SE London the nearest tube will be very far away.

However in Penge there are several main line stations instead

Maybe that explains the price. It seems really good value for London. But I’m used to North London where being walking distance from a tube is important to many buyers.

No tube but most of these stations are on the Overground (well, not Crofton Park or Beckenham). They also all have the National Rail options. So to take Penge as an example as there's a flat above, you can go via Penge West to Canada Water (for Jubilee Line) or Whitechapel (for District) or Highbury & Islington (for Vic). Penge East is also close and you can go to Brixton (in 10 mins) or Victoria (in 18). Tbh I prefer the options that exclude the underground. Far more pleasant journey and once you get outside the centre, the underground is neither regular nor fast.

Hello. I live in the area and would recommend Crystal Palace above Forest Hill and Penge in a heartbeat.

Look at this gorgeous place with private balcony and communal gardens

Rightmove

There aren't any tube stations in SE London, but the overground lines are excellent and cheaper than the tube. It's just something you get used to living here.

Sounds like a beautiful flat but I don’t know that part of town well.

full time staff cost a lot of money, I would think the service charges on it are going to be a good few thousand a year, not a problem, but some of the expensive services apartment blocks near me the service charges can be £150 a week, not a problem if you have the money.

Wanstead is lovely, so is Woodford which is a short bus ride away.

Thanks so much for all the helpful replies! I was worried that I was going totally wrong with my search, so I feel very reassured. Lol at @Twiglets1 realising there's no tube in most of South London. It's really fine, give it a go! Trains and buses are much more pleasant.

@Almahart and @ScroogeMcDuckling v good points about the service charge and I'll definitely be very cautious! It's totally put me off looking at anything too new and shiny, I definitely do not want spend an additional £4k a year on top of everything else to have access to a crappy little gym and someone to take in my parcels (although clearly plenty do!).

@Roastingcoffee that is nice, very good size and the sort of building I like. Although I think I'd want to change the bathroom etc. fairly soon, so a bit out of budget. Will consider a look though! I've only briefly walked through Penge but it seemed rather nice.

@LindorDoubleChoc gorgeous flat, but too small for me I think. I have too much crap.

I also spotted this in Upper Norwood. The first bedroom is a weird shape and would need a tape measure to work out how furniture would fit in, but seems good otherwise? Although perhaps a bit far from a station.

If you can cover it I'd go for the Penge one above Upper Norwood, it's so close to station/park/high street. There's a lovely cafe and a great farmers market in the park on Sundays and you would be five mins walk from it. It does need a fair amount of work though

Def Penge over norwood. I love living here. So many useful shops on the high street as well as amazing cafes like Blackbird Bakery. Crystal Palace park is lovely for a walk around.

Lovely flat but lots and lots of detail in the lusting about the block and area but nothing about the lease length.

@Roastingcoffee I know that place. There’s a bus stop right outside and a couple mins from Penge East and West. Excellent location.

The first one I posted? The variety of avian life in the immediate vicinity is a key factor! I for one am fed up of all these parakeets. Yes, it's suspicious. Although reflected in the price I suspect.

If the lease can be sorted and any service charges are reasonable I would snap up the Forest Hill one. I know the location having lived in FH for ten years (though the Catford end) and it's lovely round there.

Thanks! I was a bit worried because of the South Circular, but I did walk past the estate and thought it seemed peaceful, so this is very comforting.

Sorry @MsDeWinters I will not be giving South London a go! Though I do think it’s a lovely flat 😂

Tylney & Lymer Avenues SE19 - huge flats, lovely community

This is on over your absolute budget and a bit of a do-er upper unless you're a swirly carpet fan but I reckon could be smashing if you could negotiate it for a lower price. It's right next to Crystal Palace park and as it's a house you wouldn't have to worry about hefty maintenance charges etc. www.rightmove.co.uk/properties/139096154 - it looks very well maintained so probably perfectly liveable if you wanted to save and get someone else to redecorate.