Where to buy in London, £650-750k, young family

[Bature]

We currently live in a flat in Stoke Newington and love it, but we’ve had DC and want a house + garden and that’s way out of our budget round here. Ideally a four bed.

We’re looking for what everyone’s looking for, really: nice neighbourhood, decent schools, green spaces, a decent high street and good transport links. We’re aware that we might not get all these things. 😊

We’re a mixed race couple (black and white), and would like a diverse area.

In terms of transport links: DH works in the City, and needs to be in the office about twice a week. I wfh.

This is our starter house and we’ll be looking to upgrade in about five years, ideally staying within the same area. So, area is probably more important than the perfect house (within reason).

Happy to look anywhere within London. No interest looking elsewhere. If you’ve any suggestions, I’d love to hear them.

Forest Gate? Four bed is a stretch because most properties are Victorian terraces with a 3 bed one bath layout and not much room for anything else.
Transport links good now Crossrail is open
Easy access to Wanted Flats for big green space
State schools are fine apparently - Forest Gate community secondary is outstanding.
Downsides: there isn't a nice high street or very much of interest in the area. It hasn't fully gentrified yet so don't expect Stokey...

https://www.rightmove.co.uk/properties/140246900?utm_campaign=property-details&utm_content=buying&utm_medium=sharing&utm_source=copytoclipboard#/&channel=RES_BUY

You said a starter house but have you looked at moving costs at that price point? You might stay longer, so consider longer term potential (i.e. secondary schools!)

Would go south as typically cheaper, especially if only two days commute? Somewhere on the Overground like Brockley, Forest Hill. As PP said, perhaps look for somewhere that you could extend as moving costs are so high at that price bracket, so do consider longer term. For example we just bought a 3-bed but we know a loft conversion would work fine and would rather do that than move again.

https://www.rightmove.co.uk/properties/137679776#/?channel=RES_BUY

West Norwood. Fantastic primary school (Julian’s) decent secondaries. West Norwood has a brilliant cinema and library, plus busy youth / amateur theatre. Independent cafes, good pubs, Monthly ‘Feast’ (farmers market plus craft, retro etc). Trains plus express buses. 15 min walk to Tulse Hill for Thameslink.

Or this: access to a couple of excellent primaries, and sought after Dunraven secondary
https://www.rightmove.co.uk/properties/139189991#/?channel=RES_BUY

If you can cope with the commute to the city then Crystal Palace (Upper Norwood) where I am fits the bill. Crystal Palace central not great for houses as they tend to have small/courtyard gardens. That’s within London.

Also, Anerley, Penge, Sydenham are within London and places like Kent House, Clock House and Beckenham (and surrounding areas like Eden Park etc). Also great transport links to city if you include Penge East, Penge West stations etc.

All quite diverse, lots of green spaces, further out eg Beckenham would definitely get you a 3-4 bed house for your budget.

If you’re really sold on London area then try East Dulwich (towards Peckham), Forest Hill, Brockley, Honor Oak Park etc. I’m personally not mad keen on the latter areas but ED and FH yes.

Actually you’re right there. I’m personally not mad keen on West Norwood High Street and prefer Rosendale Road and Croxted Road (both West Dulwich) for smaller independent shops and cafes. Sports centre recently renovated swimming pool.

The only express bus is the old X68 bus route (changed name not route recently). It goes to Holborn etc (Russell Square) via Waterloo and The Strand so not the city but I’ve used it to go to eg Ludgate Circus, Holborn Viaduct, St Paul’s in the past.

I’ve got no idea of the high street but 3 families I know have moved to Barnet in recent years, 1 couple from Dalston, others both from further out. Good transport links and 1 couple work in city.

https://www.zoopla.co.uk/for-sale/property/3-bedrooms/barnet/

Sydenham’s a great area - I moved down from Stoke Newington, there are lots of former Hackney dwellers who have come down for more space. It’s still cheaper than a lot of surrounding areas ie Forest Hill and Crystal Palace but has better transport connections - you can get into central London in 15 mins, and it’s leafy, friendly, lots of good stuff going on and it is also diverse. I’ve left London now but if I ever moved back I’d definitely go there.

Do you have dc yet? How good do you want the secondaries to be?

The trouble with buying a house at that price but wanting to move fairly quickly is that you will pay approx 22k stamp duty & then if you go for say a 900k house another 32k.

Sydenham, Brockley, Hither Green, Beckenham.

Catford Corbett Estate, Hither Green side. You'd get a decent house and garden for that price

I’ve heard good things about Catford recently from someone living in Bellingham. But have no idea re Catford Corbett Estate Hither Green side. Catford High street slowly improving though.

Traffic in Catford & getting through there is horrendous

It’s got more expensive in past few years so have to look harder. My SIL and DB were looking here.

My hairdresser works here though and was brought up there and her parents still live there.

Sydenham high street is improving a lot and if you’re nearer Forest Hill then you have that high street and amenities too.

https://www.rightmove.co.uk/properties/140521319#/?channel=RES_BUY

Oakwood? Good size schools are good and price is not bad for the area.

Trot up the road to Tottenham my loves. You’ll get a house, overground back down to stokey super quick when you need the chintzy stuff, and the waves of gentrification are inching northwards over the Stamford Hill barrier.

West Green road/Noel park are the bits that’ll get nice first, but it gets cheaper the further north you go.

stay west side of the high road once you’re north of the high cross pub

Its great up here

Haringey

A few PPs have mentioned Sydenham. Something like this 4 bed is a little above your budget but they might take offers given current market (I’m totally taken with this unusual house - wish I could afford it!)

https://www.rightmove.co.uk/properties/131877239

I ❤ New Barnet

A few people have suggested Beckenham. It's not really diverse, though I doubt you'd have any issues. Neighbouring Penge and Sydenham are more diverse and you'd get a nice house in a nice road for that money.

Gidea Park (Elizabeth Line) or Upminster (District Line + C2C to Fenchurch St)? Both have nice high streets, lovely parks, good schools and you'd get a pretty nice house for your money.

I love that Sydenham house!

Agree with the people saying to go South. So much more for your money. Crystal Palace has lots of independent shops/cafes etc. a (fancy and quite expensive) cinema and lots of nearby green spaces. Crystal Palace park and lots of woods nearby. Diverse with lots of young families in the area. This place is advertised as a two bed but has a third room in the attic. Presumably they didn't get planning permission for it so can't advertise it as a 3 bed? And garden could probably fit a home office thing. Right near Gipsy Hill station which goes to London Bridge/Victoria. www.rightmove.co.uk/properties/137849222