Where would you buy for £450k in London?

[Mampuii237]

Hi, me and my DH are looking for properties to buy and we are struggling to decide on the area. Nicer areas are above our budget.

• Both have LISA so we need to stick to £450k and not more, ideally 3 bed so we don't have to move again after having second DC
• Want to start a family (2 kids max) so safe neighbourhood and good primary and secondary schools
• Need to commute to Aldgate at least 3 times a week so at least within 1 hour commute
• Good amenities like big supermarkets, good gyms. We don't drive so need to be not to far to walk.
• FTBs
• Looking in SE or SW

At the moment, Sutton, Cheam and Carshalton (though both areas rare to find what we are looking for), Bexleyhealth, Sidcup seem to have more spacious 3 bed within our budget but I've heard Sutton is 'dull' with one commenting 'it's a tired place with delusions of grandeur'. I don't know the other areas well like Bexleyheath, Sidcup.

Try Bromley, Orpington, Petts Wood, Hither Green, Chislehurst, Forest Hill, Crystal Palace etc. There are direct trains to London Bridge to Canon St, Charing X, London Bridge and Victoria from these places. Bromley Borough & Kent are generally good for both state, private & grammar schools.

£450k for a 3 bed will be tricky, most of the places on the list provided by @FondantFancyFan will be out your price range, though all are lovely.
Parts of Orpington are doable, or areas like Bexleyheath and Sidcup. Most of outer London is a bit "dull" but you get good access to more "exciting" places closer to London and greenbelt countryside.
Places further in like Norwood junction have done property within your price range, and a more London vibe. But coukd also feel a bit rough and ready

True, I have looked in Chislehurst, Forest Hill, Crystal Palace, can't find anything within our budget. And Norwood is a bit rough I think.

Have you considered outskirts - e.g Epsom? you could get a 3 bed semi for that in walking distance to town/schools. Very good commute..

We live in Mitcham which has a terrible reputation, but our little part has been safe, lovely neighbours, Morden Hall Park nearby, easy walk to Colliers Wood for shops, gyms and the Northern Line. All the kids play out on the road together in the summer. Especially if you look into what they call "colliers wood borders" (ie the bit between colliers wood and Mitcham) or the conservation area by the cricket green. We've had two DC since we bought our house and it's generally been very good. There's lots of lovely primaries around - secondary is trickier but getting better. There are now a couple of outstanding state schools plus single sex / faith towards Wimbledon. There's a few 3beds around within your budget i think.

There are lots of big estates around Mitcham but our experience has been very much that any trouble stays within the estate and doesn't tend to spill out. The town centre is very run down but we don't go there - we walk up to Colliers Wood, or take the tram to Wimbledon instead if we want to go out for lunch or go shopping. Once you have DC, your life revolves around baby groups, soft play, swimming lessons, nursery parties, ballet classes , football and we have all of those!

We prioritised staying in London itself because DH is from here and we wanted to be able to easily reach his family by tube. Obviously you'd get more going further out, but that's for you to decide priority wise. If you do look further out, don't forget to factor in commuting costs. We contemplated the home counties when we were buying our house but at that the time, the added cost of commuting wiped out any savings on the mortgage and we would have ended up in a smaller house and paying more for our commute.

You could also look at 2 beds with potential to extend into the loft in time. Ours was a 2bed + boxroom and we went up to make 3 full double bedrooms and use the boxroom as our home office. But it will cost probably £100k plus so depends on your earnings / ability to save or build up enough equity to borrow more against when you remortgage.

Redhill or Horley? Your money would go a long way in both

www.rightmove.co.uk/property-for-sale/find.html?searchLocation=Horley%2C+Surrey&useLocationIdentifier=true&locationIdentifier=REGION%5E656&radius=0.0&maxPrice=450000&minBedrooms=3&_includeSSTC=on

Have a look around West Norwood.
very nice enclave in SE London, you might find something in your budget there.

Would you be ok living in a flat?

You won’t get anywhere that isn’t a bit ‘rough’ around the edges with that budget. Even a 3 bed in Norwood Junction would be pushing it.

What about Reading or the surrounds? I mean I don’t love it but you’ll get a house and it’s a reasonable commute in.

Potentially as long as it doesn't have huge service charge and a garden would be nice to have which is not often the case with a flat.

I am S Croydon (whilst a walk into Croydon town centre it's completely different) and you'd be able to get a 3 bed for that money. Most of the other places you've listed wouldn't be possible for your budget unless you found a flat.

Schools are pretty decent and not running short of numbers like in other areas further in. And incredibly well connected transport wise, can get to London Bridge in 17 minutes direct

This kind of thing ?
https://www.rightmove.co.uk/properties/156771482#/?channel=RES_BUY

https://www.rightmove.co.uk/properties/154569080#/?channel=RES_BUY

Agree with croydon being an option. Also look along the tram route from beckenham to croydon (obvs not beckenham itself). You can get to either Croydon or beckenham junction fir fast trains to London, but tends to he cheaper due to lack of direct trains

How about Sidcup? Anyone living in Sidcup who can comment?

OP, could a large 2 bedroom work? The living room looks spacious in this property. I'm wondering whether it could be divided into two rooms to give you an extra bedroom?

https://www.rightmove.co.uk/properties/158368262?utm_campaign=property-details&utm_content=buying&utm_medium=sharing&utm_source=copytoclipboard#/&channel=RES_BUY

You could try Penge, just down the road from SE19 and great transport links, slightly better than Norwood ;)

I'm in Sidcup - lots going on lots of young families, feels nice and safe, good trains, we like it. I grew up in zone 2 just moved further out as we had children. Not sure how much you will get for your budget but worth a look

https://www.rightmove.co.uk/properties/160703933

lovely road

Did you look at Wallington, next to Carshalton?

Yes, nothing so far. 1 or 2 pop up hear and there but they get sold pretty quickly.

Lovely house but does not look like you can extend to the loft. It will become a bit crowded quickly with 2 kids.

Should we consider Croydon, more specifically South Croydon?

Sidcup is nice but not cheap? Really nice close to the station and park

I’d avoid Norwood, grew up there and only return for funerals.

For Aldgate i would look east as connections are better

I’m in bexleyheath, it is fine, practical town centre, great park at Danson, plenty of options for food and drink now. Not a looker, and also bexleyheath is a grammar area so the comps are not great if you are thinking that far ahead. I do think you’ll struggle here for your budget though.