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.

If you work in Aldgate look along the Elizabeth line, it’s a do able walk from Whitechapel or Liverpool St. The Eastern areas you should be able to find something for that budget.

Look in Havering along the Elizabeth line, or even Brentwood/ Shenfield although that is Essex but also on Elizabeth line. Upminster might also be worth looking at although more expensive.

St. Philomena in carshalton Is apparently a very good Catholic girls school. But perhaps you were wondering about earlier years?
In carshalton, Victor Seymour for elementary, Harris academy for middle school and then st Philomena is a decent progression for a girl, and it's all within a mile radius or less.
For a boy, high school is a bit trickier. There after a few grammar schools starting with middle school though, if one manages to qualify (lots of families trying that, so tuitions in elementary are probably a good idea).

There are no decent mixed schools in the catchment area though. The closer that I know of and gave me a very good impression is Harris Sutton, middle school to A levels. But until A levels you need to really live close to get a place.

eh? It's not lower, middle and upper it's just Primary and Secondary (in Sutton and Croydon). Sutton does have v good grammars that many from Croydon go to, there's St Phomenas on Sutton and Coloma in Croydon for girls and John Fisher for boys if you want Catholic.

I have direct experience of Riddlesdown, Coombe Wood and Archbishop Tenison in Croydon and all are good.

Perhaps some academies work differently. Harris academy in carshalton is definitely 7 to 11 yrs old.
St. Philomena is really in carshalton, not in Sutton. As in 5min from carshalton station, and 35min walk from Sutton station.

St. Philomena is really in carshalton, not in Sutton

It's in the borough of Sutton

Perhaps some academies work differently. Harris academy in carshalton is definitely 7 to 11 yrs old.

You are confusing it with years 7-11?

Have you looked at the NW end of the Met line? It’s on the other side of London, but a straightforward commute to Aldgate & some nice family-type areas within your price range, although mostly 2 bedrooms. Northwick Park, West and North Harrow, Ruislip Manor, Ickenham, Hillingdon, Uxbridge are all near Catholic schools.

https://www.rightmove.co.uk/properties/160266146#/?channel=RES_BUY

https://www.rightmove.co.uk/properties/160756727#/?channel=RES_BUY

https://www.rightmove.co.uk/properties/160824737#/?channel=RES_BUY

https://www.rightmove.co.uk/properties/158660651#/?channel=RES_BUY

https://www.rightmove.co.uk/properties/160559954#/?channel=RES_BUY

https://www.rightmove.co.uk/properties/160624823#/?channel=RES_BUY

Sutton is actually brilliant. It was a well kept secret.

It is a little dull, if by dull you mean low crime, safe to walk round and very few social problems. There are no mobs of teenagers hanging around.

It's not a hipster area or edgy though. It's always been a family area with great schools, and it's actually becoming even more so with an increasingly young population.

I've never seen any illusions of grandeur, but there are two sides the the town. The south side, SM2, is one of the wealthiest postcodes in the country and has a lot of mansions. The north and central side, SM1, is more mixed, with plenty of smaller Victorian and Edwardian houses, plus 1930s.

I honestly would avoid Croydon. In the 25 years I've been here it's gone downhill, and the crime is now the worst in London, apparently, which I find shocking compared to how it used to be. They are now calling it "the Cronx". I know lots of great people who live there and are from there though.

Interesting to hear the lady from Mitcham - agree there are some really nice pockets. And there are some nice bits of Bromley.

The main question about any of the outer suburbs is whether you can get to Aldgate in less than an hour - i wouldn't guarantee it.

There are some nice 3 bedroom houses for around £425,000 in Bexleyheath currently - and they’re quite close to the station, and also the SL3 bus route which gets you onto the Elizabeth line at Abbey Wood in under 10 minutes.

There’s also a lovely 4 bedroom house for £450,000 - just requires some modernisation.

The right bits of Abbey Wood are nice and rapidly improving

My mum lived in Sidcup for over 30 years, and was very happy there. It’s a relatively safe and peaceful area, is well served with public transport, and has a good range of shops for a local high street. Schools are good and property prices are low compared with most south London areas.

We're in Brentwood, Essex and get a lot of families moving here from London. Mainly due to getting more for your money property wise, good schools and lots of open space, parks etc. It's on the Elizabeth line so less than an hour into the city (I work near Bank). You could probably get a 3 bed house here for that amount. It wouldn't be a fancy place but possibly semi detached with a garden, and 'nice' neighbours.

Have a look at Epsom area. Ewell and Ashtead a bit cheaper. St Joseph's Catholic school is excellent and feeder for St Andrew's Catholic school in Leatherhead which is also excellent. Very nice area to bring up a family.

Chessington. It's in London borough of Kingston and has two train stations with direct trains to Waterloo.

My son lives there, he and DiL have an easy, fast commute. Also good schools.
Otherwise I suggest anywhere on the outskirts of London on the Elizabeth Line, I know a few people who have moved to Twyford and Reading and have a very simple commute.

I've just looked up the Elizabeth line timings from Reading to Farringdon, max 1hr 05mins, plus 6 mins from Farringdon to Aldgate on the underground running every 5 minutes. Loads of perfectly acceptable areas between Reading and London to shorten this journey. (I don't know the City well, but there may be a closer station than Farringdon).

Ditto on this.

Chesham - direct train to Aldgate and grammar schools

https://www.rightmove.co.uk/properties/157540940

Lots of people are now suggesting areas just outside London which I think, OP, you were not originally looking for. But if you want a 3 bed for £450k you will certainly increase your choice of properties & get more space etc. But it feels a bit premature to move out of London for more space when you don't yet have any DC.

I moved from south London to chelmsford- commute time to Liv st is 35mins so very easy to aldgate. It's a nice place to live and lots of ex Londoners, but definitely not a London vibe!
If I was you I would go for a 2 bed in a london area you like and extend or move further down the line

Yes, lots of interesting and smart suggestions. I am a little hesitant to move out of London for now. It’s my DH who needs to commute to Aldgate. I work in SE but I only go to office once a week, so not much of an issue but I don’t want to have to commute from east london all the way to SE even if it’s just once a week. We’ve been looking at Carshalton as well, lots of people have suggested. I need to do a bit more digging and research

There is a 2 double bed flat in a small block (6 owners), with a garage (you mention you don’t drive so useful for storage), allocated parking and a garden, in Bickley (next stop after Bromley South) that ticks a lot of your boxes - on with Langford Russell for OIEO 425K. Share of freehold and service charges are £164 and include gardening, communal cleaning and building insurance. The nearest state primary is the Ofsted Outstanding St George’s but lots of others including an RC. For secondaries, there is a boys (St Olaves)and girls grammar (Newstead Wood, where Emma Raducanu attended) or the non-selective Bullers Wood, but lots of others too. Even closer to the independent prep and nursery Bickley Park - basically a short scoot down a path, the block almost backs onto it. About 8 minutes to the station with direct trains to Farringdon and Victoria and 1 minute from the bus stop to Bromley. Just round the corner from Virgin Active gym. Walking distance to a large Tesco or bus to Waitrose, M & S, Sainsbury’s in Bromley.

We looked at Carshalton when I was in a similar situation to you and loved it (ended up in bromley for various reasons) . This was 2016 though so not sure of prices today. Good luck with the search

OP are you still looking?

There are some nice 2 beds in Bromley. If you don't mind kids sharing, some of these look as though could put extensions in ( for example into garden or loft)

I think you'll struggle to find a 3 bed in some of the "nicer" areas so depends if you want size of location

Quick search shows these all under £450,000. With gardens for kids too

We're live
https://www.rightmove.co.uk/properties/160513376#/?channel=RES_BUY

https://www.rightmove.co.uk/properties/161312984#/?channel=RES_BUY

www.rightmove.co.uk/properties/159384341#/?channel=RES_BUY

It might be worth starting with a 2 bed then when have established equity upgrading