FTB: Feeling nervous about moving to zone 3 London.

[Silksonic]

I’m 30 and currently live in London Z2, no children yet but actively trying to find a partner as I would love to start trying.

All of my friends are similar age/ no kids/ no partner.

We all live in Z2 but scattered around N/E/S

My rent is going up another 25%. I'm tired of moving every year so I finally started looking to buy last year. I wanted to stay in Z2 SE but my budget of £400,000 hasn’t gone far. I haven’t managed to find a 2 bed that has the size I’m looking for.

I did find a modern 2 bed but the service charge was £3800 p/a.

I came across a 2 bed on Collingtree Road in Sydenham that ticks all my boxes. It’s SoF, needs some modernisation but good condition.
My friends are starting to make me feel nervous about being isolated and far from everyone as well as not having access to the tube.

I would have preferred to be in Forest Hill/ Honor Oak or Brockley as they have better restaurants/ independence stores, cafes, which is what I’m interested in but what I viewed in my budget were smaller or had short leases.

I think I just need reassurance that my social life isn’t going to collapse if I continue with this purchase and that there are actually things to do (eat) in Sydenham.

I don’t think the Z2 to Z3 makes a lot of difference, it’s more you’ve moved south!

I don’t know Sydenham, but have just googled it and looks like to can get a regular train into London Victoria and the overground to east London and Highbury so it should be easy to meet up with friends. Most of my mates lived north and east, some moved out and we just meet up in central now. You may find they come to you less often though.

Everywhere in London is pretty easy to get to and you’re never more than a bus or tube to a nice cafe or shop wherever you live!

Ummm Zone 3 is fine - we don't all have three heads. Honest.

Sydenham is on the Overground which is pretty regular and links up with the tube at various points.

Also Sydenham is very near (like short walk or bus ride near) to Crystal Palace and Forest Hill.

Nothing bad happens when you cross into another zone.

It's down to you to decide, if you really want the tube then there aren't many options in the SE; if you consider the Elizabeth Line or DLR as part of the tube network then that gives you some options, although that means sacrificing the other things that you wanted.

If you drop the requirement of being in South-East London there probably are places elsewhere in London like North-East that fit the bill and price.

@usertaken Do you have any areas in NE in particular I could start looking at?

Not like us zone 5'ers who apparently live so far out we're practically rural.

Not being on the tube is the issue rather than the zone.

Think through how you’ll get everywhere. Do you and your friends all drive? How will you get to work? Personally I’d discount any arrangement requiring multiple buses.

We were in Finsbury Park/Manor House/Clerkenwell and it used to feel like a giant trek down to friends in Sydenham.

@WorriedWife3 None of us drive, my office is very far so takes 45 mins anyway, with the move it would only add an extra 5 mins. I’m in once per week so less concerned about the commute.

I would be reliant on the overground.

Do you have any areas in zone 3 with tube access you would recommend? My friend had suggested Forest Gate but the suggested streets in the area near Wanstead flats weren’t in budget for me.

Nothing is tying you to this flat. Buy it to get on the ladder then move to a more appropriate location when you're ready to settle down.

I really wouldn’t rush into buying if you’re not sure. South London is generally worse for public transport hence cheaper! The zone is pretty irrelevant.

This is my fear, everyone is fairly spread out but all in zone 2. Friends in Canada Water/ Shoreditch and Dalston I’m less concerned about because it’s just one overground it’s also hard to predict where everyone will end up, we won’t all rent forever.

Essentially, I know I need to grow up and make a decision, it would be easier if I was already partnered but as I’m not being far from community feels like it could be isolating.

The other option is accepting the rent increase and saving hard for another year, I think with a pay rise my budget could be closer to 450 in 12 months.

Sure, you could try somewhere like Wanstead, I think £400k would be enough to get you a 2-bed flat there. That's on the Central Line and fairly quick into Liverpool Street.

As your friends get older and have kids they will more than likely start to move further out i think

Umm Sydenham has regular Overground trains that link up with the Jubilee, Distri' Vitoria and Elizabeth line and Southern Trains in to Victria and London Bridge plus direct buses in to the cente of town.

I have lived in nearby Forest Hill for 8 years and have never needed a car or got "lots of buses".

It is Zone 3 SE London not outer Mongolia people!

How about Balham and Tooting Bec on the Northern Line. My goddaughter lives there and is very happy

So you’re talking Zone 3 not the outer Hebrides. You will be able to get anywhere central / most places within the M25 within an hour from Sydenham. I brought in Z5 as I could get a house, large garden and even a drive as opposed to a pokey flat. Absolute no brainer. From where I am in south London it’s a ten mins train to Clapham junction, about 20 to any one of London Victoria, London Bridge, Farringdon etc and it’s no issue at all travelling around.

Moving house is a pain. If it were me (and it was), I’d get the biggest property I could for my money and suck up an extra 15 mins or whatever commute. Your job will likely change through your life, you won’t be working the same place as you are now, and therefore making plans based on your current situation seems pointless when buying - less so when renting and you can just up sticks with a months notice and move nearer to new work etc. Focus on transport links, fast train services, night busses etc rather than what zone you’re in. Every part of London has crappy bits just around the corner, even the Forest Hills of this world.

@usertaken I actually like Wanstead, signed up with a few estate agents but didn’t have anything come up in my budget. The two that did, one has a really short lease and the other the second bedroom couldn’t fit a single bed. Will have another look though. Thank you

All the Gen Z-ers at my work either still live with their parents in Greater London or live in Zone 3, 4, 5 etc as rent is so prohibitively expensive and they are unable to save to get on the ladder. I can't imagine that you would be even close to the odd one out living in such a place as Sydenham. As long as you are prepared to get on trains, buses and make an effort there is no reason your social life should collapse.

Zone 3 people can be very odd OP. I've heard they hunt in packs for anyone that's sneaked over the border. What happens when they catch one is too awful to write here. And you'll never get a decent cup of coffee in Zone 3, it's banned, PG Tips all the way and a Nescafe if you're lucky enough to find it. Don't risk it.

Hi OP, I'm going to go against the grain here I think and advise you to look for a 1 bed close to friends and social life.

You are single and actively looking for a partner - that's much easier IMHO in real life than on apps so being able to easily pop out and meet friends for an impromptu drink is getting you closer to your 'big picture' life goals, vs having a second bedroom...

I lived in a gorgeous zone 2 1-bed flat for 6 brilliant years in my early 30s (until kids came along and I had to move!)

Far better to move out when you're coupled up and trying to conceive, instead of now when your focus is on meeting people?

(BTW I grew up in Bromley so am well aware that Sydenham is a fine place to live!) (Also BTW, we still own the 1-bed flat and it has gained massively in value - a great investment and very desirable rental).

And the property prices will increase in a similar fashion in that time too so you'll be looking at the same properties again, just in 12 months time.

It’s a 10min bus to Forest Hill from Collingtree Rd!

Keep looking @Silksonic, there are definitely cheaper flats in the area, including Forest Hill!

@bigTillyMint I’m over looking in Forest Hill, I’ve been outbid so many times now! The ones listed at £375k have gone for over £400 but I think you’re right that maybe I can find something better

I wouldn't live in Sydenham on my own if my friends lived N/E and I was single and actively looking for a partner.

I'd go to Peckham- near Queens Road is nice, overground on border of zone 2/3 direct to Shoreditch or train to London Bridge, walking distance to Peckham Rye with loads of bars/restaurants etc. Also in my experience (used to live there) people will actively travel to Peckham to see you/for a night out. Less likely in Sydenham.

This is a one bed, but very nice https://www.rightmove.co.uk/properties/146861504#/?channel=RESBUY

Otherwise some nice ex-councils around there, eg https://www.rightmove.co.uk/properties/144670208#/?channel=RESBUY

Or in smaller blocks https://www.rightmove.co.uk/properties/146362892#/media?channel=RESBUY&id=media2&ref=photoCollage