Where to buy within commuting distance of London for a 475-500k budget?

[roamingcat]

Hi all,

We've been living in Croydon for several years but as we start to look towards the future and having children we think it's probably time to move. However, we're a bit limited for choice as we don't have a huge budget (for London) and both of us commute everyday so we can't live too far out. We're hoping the hive mind will be able to help us find some good options. Our current criteria is:

• 475-500k budget (thinking ahead to nursery fees we probably can't stretch any further than this)
• 2-3 bedrooms (we would like to have two children)
• Ideally a trainline which goes into a couple of central london stations, or allows for a change at clapham junction as we work in different areas of London (ideal stations are clapham junction, london victoria, london bridge, waterloo)
• For the area itself we're just looking for somewhere that feels safer than Croydon with a couple of nice independent coffee shops and restaurants, a park to go for nice walks/park run and things to do in future with kids (e.g. swimming pool). We also ideally need to live somewhere where things are relatively walkable as I don't drive but DP does.

Thanks all!

Or Pangbourne actually.. one stop on from Tilehurst so about 10 mins into reading

Bromley to avoid the pressure of driving. Ideally close to Beckenham Junction, then you have Southern, Southeastern and the tram. Plus Thameslink from Beckenham Hill or Ravensbourne.

I do drive and have a car but barely get it out (the £12.50 marginal tax helps focus the mind!)

Tonbridge is a nice town with some great schools but your and DCs' social lives would be very restricted if you didn't drive. Plus the parts of Tonbridge round the station aren't the nicest (although there has been a lot of new building so may be improved).

Does depend on your feelings about grammar schools also (Tonbridge) although the high schools are pretty good.

This is great for the station, less than five minute walk

Catford also sprang to mind for me. It's still a bit scruffy but it's getting quite a nice family feel.

Epsom and Esher would be pretty difficult to live in without driving.

Weybridge or Walton

https://www.rightmove.co.uk/properties/153891689#/?channel=RES_BUY

Walking distance to the railway station. 45 mins into Paddington, with stops at Clapham Junction.

10 minutes walk to the town centre.

I've lived in Bromley on this budget and you're really not in the nicest area. It's the reason we started our search in the first place. Not the type of area we wanted to raise our family 🙂

A monthly ticket with tube is £638 from Reading to London. Multiply that by two people and you’re basically paying off a mortgage.

OP - check travel costs very carefully. It gets very very expensive as soon as you’re out of London.

Sanderstead, Purley, Old Coulsdon, Warlingham all have excellent train services and are still in Zone 6, which will keep the train fares reasonable. There is far more to Croydon than central west/east. The South of the borough is lovely, with great parks and schools. Safe, too (despite Central C's reputation).

Tonbridge is a town, with good schools. Are you happy with the grammar school system ?

Paddock wood, in Kent, another place which may suit your needs - nice little high street .

Depending on which London stations, Flitwick or Leighton Buzzard may be worth looking at as well.

or Milton Keynes as a wild card.

Is London out for you? I live in East London and got a 3 bed for under £500k recently. My child goes to an outstanding school, lots of parks and a swimming pool up the road.

Bishops stortford, Hatfield, borehamwood

Do you want to move right out of London or are you just thinking that due to prices? We live in what is technically Mitcham, but we are on the side that borders with colliers wood and tooting so much nicer than the town centre. We are 10mins walk from Morden Hall park (national trust), 15mins walk from canons leisure centre with a pool, cafes and pubs in Colliers Wood. This house is next to a nursery and recently sold - https://www.primelocation.com/for-sale/details/68312159/?search_identifier=290cac7a98a39a8252840f455589b3f4 Totally understand if you want to move out but equally, as pp have said, i think you can get what you want in London if you are clever about looking in specific areas and doing your research first.

We're only thinking that due to prices! We definitely want to move out of Croydon (fed up with the people and the area feeling run down), but are very much open to areas still within London if they exist in our budget as we do love London. We will take a look, thank you.

Just echoing what others have said re check the train prices if you’re looking at Kent. It costs me £45 a day to get a London travel card

Sorry forgot to ask - what are your transport links like into central London? Trying to work out what the options are from that area.

I walk to colliers wood tube and get on the northern line (about 20mins walk). There are also trams to Wimbledon or trains from Mitcham Eastfields (thamesline / southern) into Victoria or Blackfriars / London Bridge.

Chessington area?
https://www.rightmove.co.uk/properties/154077542?utm_campaign=property-details&utm_content=buying&utm_medium=sharing&utm_source=copytoclipboard#/&channel=RES_BUY

Some nice places further in to London around Bromley - like in Beckenham or South Norwood. good primary schools and transport links into Charing Cross or Victoria, plus trams.

https://www.rightmove.co.uk/properties/151845173#/?channel=RESBUY

https://www.rightmove.co.uk/properties/153730736#/?channel=RESBUY

https://www.rightmove.co.uk/properties/153118157#/?channel=RES_BUY

2 commutes with school is stressful and exoensive. I would like at Ewell, Epsom and parts of Sutton and stay closer.

Sanderstead, Purley, Old Coulsdon, Warlingham all have excellent train services and are still in Zone 6, which will keep the train fares reasonable. There is far more to Croydon than central west/east. The South of the borough is lovely, with great parks and schools. Safe, too (despite Central C's reputation).

I agree these areas are much nicer than people realise but wouldn’t you definitely need a car?

That Mitcham house is near Phipps Bridge, I would avoid that part!

I know the council has improved it somewhat but I wouldn’t want dc near there personally.

High Brooms area of Tunbridge Wells is much more affordable and has its own station with easy access to London Bridge, Waterloo East and Charing Cross stations. Buses run through to town for the shops or you can get the train to Tunbridge Wells station which only takes a few minutes and gives you quick access to parks, shops, theatre, restaurants etc. North Farm industrial estate would be walkable and has lots of retail too.