Londoners, what’s the next

[LightCameraBitchSmile]

Walthamstow Village?

I was all set to move to Walthamstow (not right in the village but near the tube) but am a bit put off by how much the village seems to be losing its charm as prices have peaked - a Gail’s and now the good egg has moved in (tge bagels suck!).

I want to live somewhere close to a tube for safety at night and that doesn’t feel really rough, and be able to walk to nice independent cafes and shops etc.

any idea where is like that still and ‘up and coming’ enough to feel safe but not so much yet that prices have peaked?

Unfortunately most of London has up and come now, and only the truely grotty bits are still affordable. I think Catford might still have some decent bits, and possibly Plumstead.

I think prices have peaked even in areas that aren't very nice! The days of making easy money are likely gone, much of the historic growth was due to a booming economy. then super low interest rates & huge equity gains.

Crystal Palace? Overground but no tube though.

Found some quizzes that might help you decide:
https://www.spareroom.co.uk/flatshare/where_to_live_wizard.pl

https://www.mylondon.news/whats-on/whats-on-news/london-borough-move-to-quiz-27370632

Crystal Palace has thoroughly up and come! If there's anywhere non-grotty where you can get a house for sub £800k I'd love to know.

I think once moving outside zone 2 I'd sooner be on the overground and/or train than tube. Much more pleasant travel experience.

You can get a house for under 400k (yes a house, not a flat) in some parts of Norwood junction and Thornton Heath but non-grotty they are definitely not

What do you want to buy, and how much do you want to spend?

Do you want or have dc?

Thornton Heath is not nice & not going to gentrify anytime soon. Not with hybrid working & more young people leaving London.

How about Leytonstone? Or Leyton?Depends what you're looking for and what your budget is really.

Leyton feels rough still, walked through it today.

I don’t need to make money, my issue with the peaking is the chains it brings!

im looking for a 3 bed house, not flat, with a garden. No kids so no need for good schools. Budget about £1m

Tooting?

Oval - this house is next door to where Jack Straw used to live https://www.rightmove.co.uk/properties/155795897#/?channel=RES_BUY
and just behind Oval tube. THere's a little row of shops and cafe's a couple of minutes walk away.

Bow / Bromley by Bow. HUGE investment, more coming. Gas holders project will be huge. It’s basically zone 2, 15 mins to the city, 10 mins to Canary Wharf. If I had $$$ to invest I’d be doing it there.

https://www.rightmove.co.uk/properties/160115774

this kinda thing (already sold)

You're turning up your nose at the Good Egg?! Man, I thought I'd won the cafe lottery when it opened in my neighbourhood.

The most chain-free street (that's also nice) I can think of in London is Columbia road....

Hah I don’t hate the good egg but I think they’re over rated and I preferred the neighbourhood restaurant before!

Ladywell SE13.
London Bridge in 15 mins.
or Hither Green. Lots of middle class families, Victorian terraces, nice primaries, couple of good cafes and trendy florist / gift shop.
Don’t think you’re being realistic in wanting somewhere with a Tube line.

btw East Dulwich also has a Gail’s now and is full of investment bankers strutting around at the weekend in striped shirts and chino shorts. It’s gone!

How would you feel about Wimbledon?

£950K

3 bedrooms, nice and central and safe location

There is a Goldilocks problem here! You say Leyton is too rough, but that is why it is still reasonably affordable. Leyton and Leytonstone are seeing a constant influx of people selling up their apartments in more central locations (usually Hackney) in order to buy a three bed that they then do up into a million plus 4 bed.

There might be some sweet spot where the balance tips from “too rough” to “just right”, but then you might find it soon strays into Gail’s territory and is no longer what you’re looking for!

Few places stay the same for too long, as people are always looking for the hidden gem that is suddenly no longer hidden.

Honor Oak/ Forest Hill?

You'd get thighs of steel walking up and down this road:

https://www.rightmove.co.uk/properties/159490676#/?channel=RES_BUY

Exactly this

Luton has a great Somali cuisine and a lush variety of vape and barber shops.

Try the Downhills Park area on the borders of N15, N17 & N22. Lots within budget. Tubes are Turnpike Lane, Wood Green or Seven Sisters.

Nunhead?

Fair enough. In my area it replaced a betting shop ....

Anyway I agree with PP, sorry to say - there's no area that's both nice and immune to gentrification. It's a contradiction in terms. You're best off just finding somewhere that you like the vibe of and going for it. Easy to ignore a few chains here and there if you like the rest.