Where to buy a house in London? (600k budget)

[roamingcat]

Hi all,

We've recently unexpectedly come into some money which means we might be able to afford to move to a nicer area/bigger house than where we are currently. Our criteria is:

• Maximum 600k budget but 550 or 575 would be better.
• 3 bedroom house (3rd room can be a box room)
• Good transport links into Victoria/Clapham Junction and within London zones to keep the cost down as we commute everyday.
• An area that's nice for young families: we're looking for parks & coffee shops and ideally a parkrun.

From an initial look we're wondering about Sutton, Carshalton or Wallington but there aren't loads within budget. Thoughts on these areas or any others? Thanks!

You could probably get something in Penge for that budget. Fast trains to Victoria and if you're in striking distance of crystal palace station a direct train to clapham junction (or change on the overground from Penge West). Lovely big park with parkrun, loads of young families and enough chi chi coffee places. South Norwood is the other option- fast trains and also lots of young families.

How important are schools? Sanderstead meets your criteria and has great schools. There’s a park run at Riddlesdown which has beautiful views.

Coulsdon could also work though I’m not sure if they have a park run.

https://www.rightmove.co.uk/properties/155715791#/?channel=RES_BUY

This sort of thing.

So we need there to be good state schools nearby as we couldn't afford private, but we don't have children yet so the need for schools is a long way off. Funnily enough were close to Sanderstead at the moment (but more towards east croydon) so we had also considered relocating nearby as it does get nicer towards that way!

Do you know what Norwood is like? I've read mixed things online but it does look in budget!

Thanks! I hadn't thought of either of these but both look good, seems like there's potential quite a few in Norwood in budget

Penge might be difficult on that budget. We were priced out of Penge when we wanted a 3 bed house with a garden. Try Petts Wood, Bickley or Bromley South.

Not sure what schools are like but you can get a lot for your money in Addiscombe. Trams and buses to east Croydon, with trains to Victoria and London Bridge within 15-20mins

Worcester Park/New Malden/Motspur Park - lots of good primary schools & I think all come under zone 4. Lots of green spaces nearby

Do you know what Norwood is like?

I personally don't like it although fine if you don't want dc. London has a falling roll issue due to low birth rates which is worrying. A few outer London boroughs are bucking this trend though

Ahhh we do want children so this could be a problem!

Sutton, Kingston, Richmond have some of the best state primary & secondary options. Be careful that Cheam/Wallington way I think the only very good state option excluding grammars is Harris with a small catchment. You can still try for grammars of course.

North Kingston way would you give you access to Richmond secondaries too but unsure re budget.

Ahh we looked at WP when we were first buying but it was too expensive, would be great if it works now with our new budget!

my cousin moved there last year & a colleague is in the process of doing so. Prices do seem to have increased - I think it's very popular with Hing Kongers relocating but there is still the odd bargain I think.

We visited the other day & Nonsuch is lovely

Beckenham?

Sadly the trains from Beckenham to Victoria or CJ are a bit of a pain so I think its out!

@roamingcat something like this - all pretty close to the station

www.rightmove.co.uk/properties/158560685#/?channel=RES_BUY

www.rightmove.co.uk/properties/158957642#/?channel=RES_BUY

www.rightmove.co.uk/properties/158922770#/media?id=media0&ref=photoCollage&channel=RES_BUY

www.rightmove.co.uk/properties/157582253#/?channel=RES_BUY

Southwark, Lambeth & Lewisham have all closed primary schools in recent years because of the low birth rate and pressure on LA budgets. Simply put, you either put off having children, or have them but move away before they start school. I think you're ok in the outer boroughs because that's where families tend to move to ("The Doughnut") or further into the Home counties. It's too expensive to live in inner London if you want space.

Some people I know live in Kingston, and they are very happy, though I don't know the area myself. I live in Forest Hill but am planning to move out asap because of the COL.

What is essentially a 2 bed with a box would come up on that budget in Penge (although not necessarily the most kerb appealy house). A 'proper' 3 double bed, especially near the station, no.

I'd disagree about Norwood and families, there are loads! The primary schools are pretty good (Cypress and Heaver's Farm both popular) and both Harris CP and South Norwood are decent secondaries, and there's the Norwood School. Brit for artistically inclined KS4 onwards. Tons of family activities at the lakes, a nice community theatre, a taproom, pool etc. And really short hop from Crystal Palace (you can walk from some parts) where there are all the chichi flat-white-and-baby things you could want. I mean it's not Balham but it's perfectly fine.

Lots more going on than e.g. Hackbridge or Carshalton (we've got family that way and it's quite boring and not a lot happening, very car dependent).

I raised my children in Whitton which is one of the cheaper areas in Richmond borough. It was a great place to live. Proper High St and lots of community events.
Some good schools. Good local park runs.
Your budget would just about get a 3 bed walkable to the station. 4 trains an hour to CJ and about 25 minutes from memory.
Richmond Borough is lovely for a family. So many lovely areas close by.
https://www.rightmove.co.uk/properties/154046666

@ArtemisiaTheArtistwhat do you mean by The Doughnut?

I'd disagree about Norwood and families, there are loads! The primary schools are pretty good (Cypress and Heaver's Farm both popular) and both Harris CP and South Norwood are decent secondaries, and there's the Norwood School.

Loads of families doesn't mean there aren't still falling birth rates... Most people who live that way want Kingsdale, I certainly wouldn't call Harris SN a decent school results wise, CP is ok but everyone has different measures. I wouldn't say Carshalton is anymore boring than South Norwood, CP definitely has more going on & is buzzy though but that's normal when areas are full of DINKYs. I have a friend in Upper Norwood & they use their car heavily as they are a good 20 min walk from the station. I'm in z3 SW & closer to a station but with dc & extracurriculars car use is often inevitable.

The boroughs on the outside of London that border the Home Counties.