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.

Looking at Street View there's an area of rough ground , ivy , bushes next to it .
Look at the photos there's a blue boarding up ( so that rough area is being built on) you'll be right next to a building site .
Very narrow road , double yellow lines both sides .
I would not like to navigate it on a winters day with the bin lorry coming one way and the cars from the Enterprise rental coming the other way , with the builders deliveies in the middle !

@70isaLimitNotaTarget I see what you mean (although looks like the street is one way which might help a bit)
I guess there’s a similar debate to be had to that in another thread about prioritizing a nice house or a nice street. A house like this would probably be even more out of my price range if positioned a few streets away

It depends how diverse you want it. I know a few black families who’ve moved there in the past 2-3 years. Good schools, fairly safe area, nice high street and houses, good transport links etc.

The only thing I don’t like about Sydenham and Forest Hill is their high streets could be better. Was in Forest Hill the other day and they have 2 craft/fabric shops and a few vintage shops and charity shops, lots of cafes, pubs and restaurants but the Boots is tiny. They had a nice second hand bookshop which is gone now. Further up in Kirkdale it’s got some shops including an independent children’s shoe shop and bra shop plus a few gift shops and cafes. Sydenham High Street has a yoga studio, health food shop, independent pet shop etc but slow to really pick up. Lots of parks there though including Wells Street, Mayow Park and I’m sure there’s another one too.

We live and Penge and also a mixed race couple. Seem to be quite a few around here. Beckenham less diverse but would still recommend. Also places people have mentioned in SE London would also be good though don’t tbh I don’t think you’d get much house for your money in Crystal Palace. You could also consider South Norwood Penge is increasingly becoming expensive but still a few options

If you can spend a bit more, go to Walthamstow. Still close to Stoke Newington but better transport and right by Epping Forest. Quite a similar vibe with good schools.

Waltham Forrest? Anywhere East on central line?

What about Penge / SE20 area

3 bedroom house for sale in Trenholme Road, London, SE20 (rightmove.co.uk)

Enfield! https://www.rightmove.co.uk/properties/131286473
Has everything you’re asking for: good schools, overground and rail links into city (Liverpool st/moorgate) - both link up with Victoria line, excellent green spaces (Forty hall/whitewebbs/town park) and canal walks, and is a friendly and diverse area.

Streatham

Lots of great suggestions! Thanks so much, everyone. Will check out all the links and look up all the areas. You’re all fab!

Prices are falling fast in Walthamstow. You could get something at the top of the OP’s budget now.

Maybe Wanstead or Chingford.

Lee, SE12! An often overlooked gem. Great primary schools and an easy walk to Blackheath or a short car journey to Greenwich Park. Loads of beautiful houses at around your price point here. We don't have the tube but the trains into London bridge are decent enough (15mins) and there's the DLR in nearby Lewisham

I would agree with the south london suggestions!

Look around some of the parks/commons.

Tooting Bec is lovely (bit on the pricy side though because of the tube). Streatham as someone else said is great and can get big gardens. Crystal Palace is great.

The well-trodden path of Hackney to Wanstead / Walthamstow / Leytonstone?

Here are some good places for that:

Wanstead: https://www.rightmove.co.uk/properties/138480743

Walthamstow: https://www.rightmove.co.uk/properties/140117402

Leytonstone: https://www.rightmove.co.uk/properties/140486873

@Bature how old are your dc? the issue you will have is secondaries, primaries aren't a problem as so many are fantastic

Going to those places (the ones I suggested above) won’t feel so different to Hackney - or so far away. And will have the same sort of demographic too.

He’s currently 6 months old. Haven’t really got to worrying about secondaries yet. Perhaps I should!

Moving again in 5 yrs time wouldn't really make sense unless moving for secondaries as otherwise you may have to move again

That Wanstead one is an O-60s leasehold.

West Norwood

I'd look at Crystal Palace, Anerley or Penge. Great community, diverse, lots of green space, good transport links into the city (Blackfriars from Penge East, from CP and anerley can easily get to London Bridge, Shoreditch High street, Canary Wharf). Good choice of primaries. Have a look for houses around Rockmount, Cypress, Alexandra, James Dixon, Stewart Fleming. Good luck with your search.

Should add its a part of SE London which is very family friendly with lots going on for families/kids.

I didn’t read the description - you’re right! I thought it was a good price 😂