Where to look in N / NE London for a £425k flat?

[PhilipLarkinFan]

Where should I be looking?

I’m a single male in my mid-40s and I’d be a first time buyer.

Some requirements are that the kitchen needs enough space for a full size fridgefreezer, separate tumble dryer, and a slimline dishwasher. I’ll need to be able to store the bike inside the property. And to listen to music at a sensible volume without the neighbours hearing. Not a basement flat. And ideally suitable for keeping a cat.

Also an area that’s safe / interesting to go for a walk in the evening, and with larger green spaces for the weekend.

It would be great if the flat had a second bedroom so I could get a lodger.

I have seen very high service charges on quite ordinary leasehold flats (eg £4k a year!) so definitely would prefer share of freehold.

I lived in Nunhead for many years as a renter. My family live in Bedfordshire so I’d rather be north of the river.

I’ve also considered Bedford as I’d get a 3-bed semi for my budget, but there are too many downsides. Notably I’ll most likely be working in London and I don’t think I’ve the energy for the commute.

Probably my budget is too small for zone 3? Are there places further out that aren’t too bad for getting to the city? I do have a friend in Woodford Green which ticks a few boxes though there aren’t many flats over that way.

Suspect I have £650k expectations on a £425k budget, but I’d be happy to hear otherwise.

Thanks for any suggestions!

You could try out nearer the green belt if you want nice walks? Not sure where you need to be in London but the central line is a pretty fast way to get in.
Maybe look at Ruislip?

Thanks, that’s a good suggestion!

I’d thought it’d be nice to be under an hour’s walk from Hampstead Heath. I’d wondered if parts of Finchley might be in budget.

Or somewhere nearish to Epping Forest.

I urban walks too - I walked a lot when I lived in Nunhead / Peckham. I just mean not to live somewhere where it’s all estates / “the kingdom of the car”, and nobody is out walking in the evening or it’s not safe.

Ruislip would be too awkward to getting back to visiting my parents along the Thameslink line I fear.

The fundamentals of the flat are more important than the walks I think, especially as with my budget I’ll have to find something I can compromise on.

What do you like doing? Blackhorse Road and Tottenham Hale have new flats on for near that price. Very green, excellent transport links (Hale much better if you want 10min access to the city), loads of breweries, wetlands, marshes, canals, weekend vintage markets, food and craft markets, etc.

Edited to say you are 4 stops (13mins) from Tottenham to Gospel Oak (bottom of Hampstead Heath where the lido is). You can also easily get to Epping Forest.

Thanks Blisterly, I’ll take a look around that area. You make it sound even better than where I was living before (Nunhead / Peckham) which had masses going for it.

I just suspect my budget won’t be enough for a property that’s suitable, in most places I’d like to live. So being a bit further out while still having overground or tube will be the compromise.

If only I could learn to like Bedford, there are plenty of actual houses in budget there that fit so many of my requirements. For example this one - in the area people most recommend, and needing a bit spent on it but probably not more than £15k:

www.rightmove.co.uk/properties/136917500#/?channel=RES_BUY

Just browsing as I likely wouldn’t be able to act in time for anything currently listed. But apart from the walks etc, this one in Hendon ticks a few boxes:

https://www.rightmove.co.uk/properties/150597296#/?channel=RES_BUY

Decent sized bedrooms, close to Middlesex university so easy to get a lodger. Garden isn’t overlooked, could get a car. Studio in bedroom so could listen to music at sensible volumes without anyone banging on the walls.

Half a mile from a station isn’t too bad either.

i

“Could get a cat.”

I think the catch is that it would soon be an extra £??x to renew the lease which is currently 87 years. Not necessarily impossible but something to factor in.

I wouldnt touch that as if the lease was affordable or simple to renew the seller would have done so. Speaking as someone who made that mistake previously and fell for the estate agent saying a cost over 10k than it the freeholder. It may have changed since then but I would be really wary.

Over 10k more than the freeholder asked. And the flat was worth a third of yours.

This looks like good value for money. Freehold Victorian terraced house in Edmonton for £420k. Decent room sizes. Big garden:

https://www.rightmove.co.uk/properties/150641594#/?channel=RES_BUY

Having my own tree would definitely be a bonus!

My budget is low for Finchley, but this first floor 1.5 bed flat has share of freehold and a private section of garden:

www.rightmove.co.uk/properties/149489258#/?channel=RES_BUY

Am just visiting Finchley Central for the first time. I really like the high street.

Never a good idea to look at the previously sold price for London flats….

Unless you want reminding that you really should have bought before 2014!

All the decent 2-beds around Finchley Central are at least £575k so I think I’ll have to explore other areas.

If you're looking at Finchley have you thought about looking more NE e.g. Palmer's Green/Bounds Green? It's very sleepy compared to Nunhead but there's parks and great greek food. I think you could definitely get a 2 bed flat around that budget

Thanks, I’ll take a walk around there. I don’t know those immediate areas at all but I see they’re not so far from Green Lanes. I did visit Haringay Green Lanes one evening last year and half-liked it.

Definitely preferr Ballards Lane, but I guess it’s more expensive over that way for a reason!

Looks like there are several Edwardian conversion flats lingering on the market at around £400k, which is odd as they tend to be bigger (70 sqm not uncommon) and better proportioned than Victorian.

I think this one was first listed 4 months ago:

www.rightmove.co.uk/properties/146414063#/?channel=RES_BUY

Have you looked at Highams Park? Train into Liverpool Street 22 mins, Walthamstow Central for access to Victoria line 5 mins. The Highams Park and Epping Forest on your doorstep for open spaces.

Would you be getting back to Bedfordshire by road or rail? That would make a difference to me in looking - if rail, then N/NE not so important as being on the right rail line - possibly that Thameslink that goes right through. If car, then being somewhere where parking is available and you are within reasonable access of whichever the right road out of London is for you M1/A1 or whatever.

Good point - it’d be by train. I’d rather the journey took less time than the 90 minutes its take from Nunhead so being able to get on the northern line to St Pancras or some other way to West Hampstead would definitely help.

Thanks, I don’t know that area.

Is it still quite Greek/Turkish/Jewish/Middle Eastern? That’s something I liked about Finchley Central, amazing restaurants and food shops!

I’d be hoping for a period conversion rather than a block if possible.

NW London fine too, I just don’t know about it.

What about Stroud Green or Green Lanes (N4) or Crouch End (N8)?

Look at North Chingford near the station. You'd get a lovely 2 bed for less than that. Nice high street, very safe, 25 mins on the Overground into Liverpool Street (air con and you'll always get a seat) plus Epping Forest on your doorstep.

Does the one in N9 back onto a railway line ?

https://www.rightmove.co.uk/properties/150885575#/?channel=RESBUY

You've got Trent park, Oakwood park, Hampstead, Epping, Lea Valley nearby.

Also Middx Uni nearby for a lodger, i fthe campus is still there.

I guess the other freeholder for Finchley is the other neighbour, I suspect there are no service charges and no ground rent - as you will find in flats service charges can be v high !