Moving to London - area advice needed

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Hello! We are a couple in our late 20’s (no kids). We are moving to London and would like some advice on different areas where to buy a house (min 2 bedrooms). The budget is £850k. We would also not exclude a renovation project. Number one criteria for us is a very safe neighbourhood with easy commute to Tottenham Court Road (Soho), ideally below 45 minutes and no changes. From our research it seems that Ealing could be a good area, however we have never been there and would like to know what it is like to live there and which streets are good. Additionally it seems like Surbiton could be a good area for us but the commute requires a change. On the weekends we like to go on walks with our dog (so a park nearby is essential). Nice cinema and a Pilates/barre studio nearby would also be a huge advantage. We would want a village/suburban feel with ideally a pretty high street (but understand it might not be possible). We will not have any school aged children in that house, so schools aren’t important at all.

Forest Gate near Wanstead flats or bushwood area of Leytonstone

South Woodford, you will have Epping Forest in walking distance and Central line direct to TCR. Central line is not the best line on the underground but for your criteria of 45 mins no change its perfect. South Woodford has a Cinema (Odeon) It has a yoga and Pilates studio outside the tube stn

Another vote for Wanstead.

I lived there for 10 years and loved it.

Also Buckhurst Hill and South Woodford, Woodford Green. Leytonstone is a bit grittier but also fine.

All on the Central Line so you can get to Tottenham court road that way.

Personally….
I’d be looking along the northern line.

you’d get a 2 bed in the far end Primrose Hill /belsize park or hampstead for 850k.

i don’t like it myself but East Finchley is also popular due to short commute.

Wanstead is lush and super quick to city
Near hoxton etc
Great green space
Loads of cafes and bars
Low crime
All primaries outstanding and high school is good with local kids high results

Did people miss the OP’s budget and criteria?! Hampstead and Belsize Park won’t work.

Plenty in Tooting or Streatham in budget - both great areas.

That’s not true at all.

Plenty of houses in OP’s budget that are walking distance (within 0.5 miles) of Tooting Bec or Tooting Broadway tube stations.

A quick search on Rightmove will confirm.

Each to their own, I think Tooting is a great area - especially closer to Wandsworth Common, like Trinity Road and the streets off it.

It amazes me on threads like this that people are quick to recommend areas of East London that are quite ropey (e.g. Leytonstone) but write off SW London as unaffordable. OP is only after a 2-bed house - that opens up a lot of nicer areas than Leytonstone.

Greenwich - amazing parks, fantastic transport links

If South Wimbledon is too pricey you could try Raynes Park. Could find a 3 bed that needs a bit of work for £750-800k. It’s not direct but overground to Waterloo 25 mins then jump on Northern Line to Soho. Lots of green space, W. Common, Cannon Hill. Pilates studios in RP plus Wimbledon Village. David Lloyd near station. Think there may be a yoga studio nearby too. Walkable to Wimbledon Village too.

This!

How about this one?

£699,950 - really close to the tube station

I'd live in Walthamstow and walk to Soho from Oxford Circus

We are near wanstead, its nice, and high st yet to be taken over by the dubious barbers and male orientated cafes that are all over walthamstow, leytonstone etc...forest gate can be fab but choose wisely as some parts are grim, not a lot going on though and high road is run down.

Thank you everyone! Wanstead is definitely on our list now. What is it like living in Walthamstow ?

The priority is definitely a safe neighbourhood, so we would rather prioritise that than a bigger house

Hi OP, we live in Walthamstow at the moment in the Blackhorse Road area. Walthamstow comprises of various different areas including the village (beautiful, leafy & very expensive), St James st (nice park, cafes, overground to Liv St), Wood Street (has a market, nice cafes & not far from Epping Forest) & our area.
We have a lovely park (Lloyd Park), the Walthamstow wetlands, the brewery mile & lots of independent cafes. Overall I would say that Walthamstow is a great place to live, very well connected in to town by the Victoria line if you’re in Blackhorse Rd/ Walthamstow Central (20 mins to Oxford Circus), has a great community feel, lots of events going on & full of creative people. The new Soho theatre is opening next year I think. Is it super green & leafy? I would say no compared to parts of South London. Walthamstow Central is quite grimy & busy but the market is great for a bargain. You could easily get a house around here with your budget.

Sorry that was so long. Just to add that in terms of safety you do hear of stabbings in Walthamstow sadly mostly involving young boys. This is the same in parts of south London. I do not feel at risk at all. I would say the Blackhorse Road area is very safe.

Surbiton has great parks and the Riverside in easy distances, woodland and Richmond Park not far either. I lived there as a student and not far after for 14 years and miss it!

With your budget i would also consider Finsbury Park/ Crouch End/ Muswell Hill. It’s a good time to be buying as the market is a bit iffy & lots of houses are being reduced.

Walthamstow has changed a lot, sister lives near village, moved in 40 years ago. some parts can be a bit iffy...james st...some parts of wood st....recent reports of lads with machetes running around the market and small mall...also massive phone muggings around hoe st....boys on bikes snatching and outside black horse road tube...the cycle lanes are not well designed and run next to bus stops so they zoom past and grab....its all on the walthamstow life fb group.

Walthamstow depends on the pocket you choose to live, there are some nice communities you can find but overall much dirtier and less safe then the Wanstead / South Woodford corner.

Don't get fooled by the Village it's a marketing gag by estate agents who are trying to hype 6 shops and 3 pubs on a tiny street. It is incredibly overpriced for what it is.

Prices went insane in the last few years because people think they are buying into the next big gentrified area when in reality they are already overpaying for what Walthamstow is and will be.

Best to walk around and compare.