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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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Notgoodatpoetrybutgreatatlit · 17/04/2025 11:34

I work in Newham and although you could get a house for your money there I wouldn't advise it unless you are used to the East End. I'm not being anti anyone by the way, I lived very happily in an area of high criminal activity in Newham for years. This isn't my opinion but that of the official crime statistics.
But there are a lot of social problems in many parts of Newham, I work in a secondary school and we have our fair share. Schools in Newham are all pretty decent and many of my colleagues actually have their kids in our school.
But the East End is a bit different from Bromley or Orpington where I have also worked. And the schools are great in Bromley. And they have a really good theatre and shopping centre. And a super fast train into Victoria which is an excellent terminal. You can get to anywhere from Victoria pretty damn fast.

Aloha2024 · 17/04/2025 11:34

MitchamMum · 16/04/2025 10:55

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.

I lived in Colliers Wood and my youngest went to a primary there. It was a lovely neighbourhood with everything you could wish for nearby. Merton Abbey was my favourite place to walk to alongside the river, shops, supermarket and the high street in South Wimbledon all the way up to the train station is also very nice to walk to. With the train line taking to London makes the perfect place to live in London :) Just not sure if the houses are within your budget, but worth a try.

netflixskivving · 17/04/2025 12:17

@SheilaFentiman I don't know how they work, but no reason @Mampuii237 cant offer lower on properties above that as the market is definitely slow.

netflixskivving · 17/04/2025 12:21

Trouble with secondaries around CW/Mitcham are the best are selective (Graveney place), single sex &/or faith. I didn't think the Harris options were that strong but I
may be outdated.

SheilaFentiman · 17/04/2025 12:31

netflixskivving · 17/04/2025 12:17

@SheilaFentiman I don't know how they work, but no reason @Mampuii237 cant offer lower on properties above that as the market is definitely slow.

Sure - I was responding to your phrasing about stretching the budget.

Sabire9 · 17/04/2025 12:42

@Mampuii237 Have a look at Thornton Heath. Prices have been pretty depressed there for years, despite lots and lots of smaller Victorian and Edwardian homes with decent gardens and an easy commute to Victoria and London Bridge. The North/East end of Thornton Heath is rough but it's a short walk from Norwood Junction, which is a quick commute to Canary Wharf. Lots of kids from this area go to Harris Crystal Palace, Kingsdale and the Norwood School, all of which are really good. Also Brit school on your doorstep if you've got a kid talented enough to get in!

MitchamMum · 17/04/2025 13:54

netflixskivving · 17/04/2025 12:21

Trouble with secondaries around CW/Mitcham are the best are selective (Graveney place), single sex &/or faith. I didn't think the Harris options were that strong but I
may be outdated.

There is a relatively new Harris Wimbledon near South Wimbledon that opened in around 2018 i think? Seems very highly sought after by some of the parents i know with older DC. We have 2 DDs and DH is catholic so admittedly we do have more options open to us, although we are some way off secondary applications.

netflixskivving · 17/04/2025 13:56

if you are catholic you have so many more options as distance is not such a determiner.

Inyournewdress · 18/04/2025 03:06

I understand you have to pay under £450,000 to use LISA, but do you have money elsewhere that could be used for a fixer upper? Wondering also can the asking price be a bit higher if you get an offer of 450 max accepted?

NonmagicMike · 18/04/2025 07:29

Mampuii237 · 16/04/2025 16:49

Should we consider Croydon, more specifically South Croydon?

Yes. If you avoid the area around the hospital, large parts of Croydon are lovely. Addiscombe has lots of leafy streets and a very nice community vibe. You’ve got the fast trains up to London all day and night out of east Croydon, and when they do finally get around to doing the highstreet up it’s going to get gentrified real quick in my view. Norwood also worth considering. I lived there for two years right by Norwood junction and there was no trouble at all. Gets rowdy when Crystal Palace are playing at home but otherwise there is a farmers market once a month, a few beer boutique type places, yoga studios etc. highstreet a bit unloved but don’t be put off by reputation etc. The houses around Norwood lakes will be out of your price range but might get a flat and that area running up to Crystal Palace is really nice. You’ve also again got fast trains up to London - 10 mins or so into London Bridge, Blackfriars, Farringdon a tiny bit more.

netflixskivving · 18/04/2025 07:37

Croydon, and when they do finally get around to doing the highstreet up it’s going to get gentrified real quick in my view.

Gentrification anywhere will take years as habits have changed - online shopping and with more people having hybrid working they have more choice. Schools will also be a draw to families but they are less people in London having babies.

SheilaFentiman · 18/04/2025 07:44

Inyournewdress · 18/04/2025 03:06

I understand you have to pay under £450,000 to use LISA, but do you have money elsewhere that could be used for a fixer upper? Wondering also can the asking price be a bit higher if you get an offer of 450 max accepted?

It will be the price on completion that matters, so OP can offer £450k on a house marketed at £465k, that’s fine.

Fizbosshoes · 18/04/2025 07:54

I can't comment on areas/houses, but for a better commute would it not be easier to look at places on the Elizabeth line (stopping at Liverpool street) or potentially Essex, coming into to Liverpool street. If you commute to Waterloo, it still going to take another 25 min + to get to Aldgate?

Original poster
Mampuii237 · 18/04/2025 08:16

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.

We are both Catholics. Do you know any areas where they have outstanding Catholic schools? On average, is the catchment area about a mile radius for secondary schools? I have no clue…

OP posts:
netflixskivving · 18/04/2025 08:18

Well that makes your life so much easier! What sec are your dc?

netflixskivving · 18/04/2025 08:18

sex

Original poster
Mampuii237 · 18/04/2025 08:18

Inyournewdress · 18/04/2025 03:06

I understand you have to pay under £450,000 to use LISA, but do you have money elsewhere that could be used for a fixer upper? Wondering also can the asking price be a bit higher if you get an offer of 450 max accepted?

Potentially. We are also looking at max 475k asking price with the hope of negotiating it down but this highly depends on the circumstances

OP posts:
Original poster
Mampuii237 · 18/04/2025 08:19

netflixskivving · 18/04/2025 08:18

Well that makes your life so much easier! What sec are your dc?

No DC yet, just me and my DH but we want to start a family soon, max 2 kids

OP posts:
netflixskivving · 18/04/2025 08:25

There are 2 excellent options in Surrey, one caters for Epsom/Ewell catchment you would probably have to be in a feeder primary though.

If you were in Worcester Park or Kingston, you would have access to Richard Challoner & Holy Cross (I think it's called) in New Malden. The catchments do go out to Cheam and Wimbledon I believe but obviously it changes every year. From Worcester Park you would also get access to the Wimbledon catholic options, I assume this is true for other parts of Sutton too. St Philomena's in Sutton as well which I think would cater for those in Croydon tooI don't think the Sutton boys catholic is great but may be outdated.

netflixskivving · 18/04/2025 08:27

On average, is the catchment area about a mile radius for secondary schools? I have no clue…

For catholic much wider but you need to check criteria of each school. The most important thing is baptism, regular church attendance & signed certificate from the Priest.

Beviolinar · 18/04/2025 10:10

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.

Stagnating in price is exactly why OP will be able to afford one! If someone bought in 2016 and is selling for the same in 2025, it's not OP who's getting the bad end of the deal - and who knows what the future holds?

netflixskivving · 18/04/2025 10:42

@Beviolinar but houses have increased in price..the gap won't get smaller.

Alwaystired2023 · 18/04/2025 11:01

Some very good catholic schools in Eltham OP

Inyournewdress · 18/04/2025 14:29

Our Lady of Grace in Charlton is meant to be very good

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