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!

I suppose it depends what your definition of decent is. None of the schools in se20/19/Norwood are bad. I'd always look at Progress 8 anyway rather than results. But the OP doesn't have any children yet, let alone secondary and lots changes with schools.

I'd always look at Progress 8 anyway rather than results.

I think both are important but favour results.

Harris Beaulah Hill has 34.3% achieving grade 5 or above in GCSE maths & english. Harris South Norwood is 40%. These would not be my definition of good schools but as I said everyone is different.

But the OP doesn't have any children yet, let alone secondary and lots changes with schools.

Absolutely but birth rates & VAT are going to make the better states even more competitive. It's interesting that in London this year despite fewer dc, less people got their first choice.

I live in Whyteleafe, we have 2 train lines (Caterham train and East Grinstead), lovely countryside walks on the doorstep, and in Victoria in 30 mins (Zone 6). Some excellent schools also.

Kensington and Chelsea was the only Borough recording a fall in children getting first preference:

No exodus to state sector after VAT added to private school fees, say English councils https://www.theguardian.com/education/2025/mar/10/no-exodus-to-state-sector-after-vat-added-to-private-school-fees-say-english-councils?CMP=share_btn_url

It's not impacting London schools. I do know of a few comps in Lewisham/Southwark who have spaces though as families have moved further out. This is being more acutely felt in primary schools, but I don't think the areas OP is looking at (Croydon, sutton) as they're at the more affordable end of the market (for London) anyway.

@Dinnerplease that's not what I've seen

https://southlondon.co.uk/news/just-73-6-per-cent-of-children-were-offered-their-first-primary-preference/

I don't think there is an exodus but think more dc wlll chose state secondary.

It's not impacting London schools.

Birth rates are impacting London schools.

"London features prominently amongst the council areas with the most spare primary school places. Lambeth Council has an estimated 8,662 spare primary school places this academic year."

but I don't think the areas OP is looking at (Croydon, sutton) as they're at the more affordable end of the market (for London) anyway.

They are becoming more popular and the good schools there will become more competitive as I said.

www.standard.co.uk/news/london/north-london-primary-schools-hackney-islington-closures-eduction-b1222579.html

Thank you!! This house is exactly the type of thing we're after but we had no idea this sort of area was in budget - we will have a proper look at Whitton 😀

Forest gate

I like Whittington - it just never worked for any of our journeys annoyingly.

Trains from Beckenham Junction to Victoria are every 15 minutes and take 23 minutes. Not sure that's much of a pain. I live in Penge and it's same line and takes 18 minutes to Victoria.

Ahh so it turns out they're not running direct trains to Victoria from Beckenham over the Easter weekend which is why the direct trains weren't coming up! Thank you fir highlighting.