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Original poster

Where would you buy for £450k in London?

99 replies

Mampuii237 · 16/04/2025 10:04

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.
OP posts:
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DrUptonsGardenGnome · 16/04/2025 20:52

What about Abbey Wood or other places on the Elizabeth line?

londongirl12 · 16/04/2025 21:10

£450k for 3 bed? You’re luckily to get that where I am 40 mins outside of London, let alone London itself!

JohnAmendAll · 16/04/2025 21:33

Mampuii237 · 16/04/2025 10:31

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.

South Norwood (aka "Norwood Junction" tho' that's just the name of the station) has some very nice parts mainly east of South Norwood Hill/Portland Road and south of the station going over towards Addiscombe.

South Norwood's reputation is not particularly rough so far as I am aware. I think you may be confusing it with Selhurst and Thornton Heath both of which are rough.

Anerley, the bit of Bromley that borders Croydon, is also worth a look.

SeLHopeful2024 · 16/04/2025 23:51

@Mampuii237 I have been in a very similar position to you as our max was £450k because of using our LISA accounts.
We started looking around Norwood Junction and ended up with a (small) 3 bed but with a garage in Addiscombe.
So far (nearly 4 months in) we are finding it fine.
Croydon town centre isn't great (I moved from a leafy part of North London), but it serves its purpose.
The connections to work and other parts of London are a huge bonus compared to some other areas we were looking at because of our price restrictions.

Phunkychicken · 17/04/2025 07:01

Tbh Croydon town centre is currently shite but can only get better. And still has a Marks and a Pizza Express. Bromley isn't far and it's much better, also easy to get to both Westfield and Bluewater. The individual areas within Croydon have decent amenities and are lively. And schools are good to very good.

SendBooksAndTea · 17/04/2025 07:08

londongirl12 · 16/04/2025 21:10

£450k for 3 bed? You’re luckily to get that where I am 40 mins outside of London, let alone London itself!

Yes, it's really interesting to see how many options are available though. We live in the SW and not the posh part and you still wouldn't get a 3 bed for much less than that.

Original poster
Mampuii237 · 17/04/2025 08:43

Thank you all for the suggestions. We will expand our search in S Croydon and Bromley

OP posts:
Alwaystired2023 · 17/04/2025 08:48

I think you'll get even less in Bromley than Sidcup. But do have a look. Croydon might be your best bet. Or if you do love an area that you visit then maybe have to accept a small place to start off?

sakura06 · 17/04/2025 08:51

I live in Sidcup and that was our budget 2 years ago for a 3 bed. Houses do come up at that price. I love it. It’s quite quiet but the train station is very close for easy access into London (roughly 25m LBG 35m CHX). The cinema and library are big assets, and there are plenty of nice gyms.

zoemum2006 · 17/04/2025 09:21

I live in Sidcup and there's a lot to recommend it. Very safe with good schools. Loads of improvements over the last few years means it's not as cheap as it used to be but you'll be able to find something in that budget.

ArtemisiaTheArtist · 17/04/2025 09:26

My flat on the edge of SE22 is a two bed on the market for £325k, if that gives you an idea. A house in SE22 is standard, over a million.

Also if you are buying a leasehold property check how many years are left.

Britneyfan · 17/04/2025 09:32

Both Bexleyheath and Sidcup are nice enough areas, Bexley village too, agree Bromley and Orpington are also worth looking at. Eltham too. Swanley village (not Swanley itself!) Charlton maybe if you wanted to be closer to central London. Chislehurst is really nice but probably pushing that budget for a 3 bed. In your shoes especially if you may have a bit more money to spend on housing as time goes on and earning power maybe increases, I’d be very tempted to look at 2 beds for now in as nice an area as you can manage, as I think in the South-East in particular it really makes a huge difference as to being able to afford to live in a nicer area or not. Worry about the second kid down the line if and when they arrive, siblings can always share, at least for a while if needed, houses can sometimes be extended etc. So maybe look for a 2-bed with space to extend in future if you wanted. Also bear in mind that some 2-beds will have bonus rooms that can’t legally be listed as a bedroom eg a loft conversion with stairs not done in the way it has to be for this etc. But totally usable as one in practice. Or huge rooms very open to being able to be divided in future etc. Or garden rooms etc. So scour the listings carefully!

netflixskivving · 17/04/2025 09:45

Outer boroughs are a bit duller but that's because they tend to be more family oriented as opposed to catering for fancy free young professionals. Tbh with young dc most people don't have the time & money for their previous lifestyle. Also the cheaper parts of inner London don't tend to be particularly exciting either.

I would prioritise schools and good secondaries tend to be more plentiful in the outer boroughs/borders.

netflixskivving · 17/04/2025 09:47

Also London is suffering from falling rolls which is bad for all dc at an undersubscribed school.

Commute - 1 hr door to door will be harder the further out you go

netflixskivving · 17/04/2025 09:49

At the moment, Sutton, Cheam and Carshalton (though both areas rare to find what we are looking for),

Are you religious at all? You get access to the grammars here but the best alternative have quite specific catchments.

I would avoid a flat personally as many have stagnated in price and stamp city wise it often makes moving up the ladder harder.

netflixskivving · 17/04/2025 09:55

Worcester Park (Sutton) but very close to
Kingston borders.

Lots of very excellent primaries near and this house would get you access I believe to Glenthorne which is a very good secondary.

Close to station & under 30 min commute to Waterloo

www.rightmove.co.uk/properties/158022311#/?channel=RES_BUY

would your budget stretch to the above?

netflixskivving · 17/04/2025 09:57

A pp mentioned Epsom

www.rightmove.co.uk/properties/159067748#/?channel=RES_BUY

this should work for a very good boys secondary and if you are catholic access to one of the best secondaries in the country.

Tereseta · 17/04/2025 10:03

Mampuii237 · 16/04/2025 10:04

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.

Have you considered gidea park nr Romford. Loads of country parks and green space, on the Elizabeth Line. I found this property on the Rightmove Android app and wanted you to see it: https://www.rightmove.co.uk/properties/160141907

Check out this 3 bedroom end of terrace house for sale on Rightmove

3 bedroom end of terrace house for sale in Southend Arterial Road, Gidea Park, RM2 for £450,000. Marketed by Accord Sales and Lettings, serving Havering

https://www.rightmove.co.uk/properties/160141907

netflixskivving · 17/04/2025 10:08

If you don't mind a flat look North Kingston way - some excellent secondaries

Papricat · 17/04/2025 11:00

Might afford a studio in zone 2 on that budget.

SheilaFentiman · 17/04/2025 11:08

netflixskivving · 17/04/2025 09:55

Worcester Park (Sutton) but very close to
Kingston borders.

Lots of very excellent primaries near and this house would get you access I believe to Glenthorne which is a very good secondary.

Close to station & under 30 min commute to Waterloo

www.rightmove.co.uk/properties/158022311#/?channel=RES_BUY

would your budget stretch to the above?

There’s no stretch if using LISA - the price can’t be more than £450k

HereForTheFreeLunch · 17/04/2025 11:32

If you are looking at South Croydon , then look at Woodside and Addiscombe too. The tram line to East Croydon is good.