Does this place exist?

[KerfuffleShuffle]

Dh has accepted a job in South Bank area of London so we'll be looking to relocate from the north. I lived for 12 months in zone 2 West London 14 years ago but otherwise we're rather clueless on London.

Max budget £400k - £425k. We'd like somewhere between zone 3 and zone 6 with at least 2 double bedrooms. Ideally a house but flat in converted house/very small block would be ok. Whilst we don't mind a more mixed socio-economic area, we'd really like somewhere that still has walking access to independent coffee/bars/restaurant, safe parks and good state primaries.

We don't have a strong preference for north/south/east/west as Dh will only be in the office 2-3 days a week, but easier the commute the better.

Does this place even exist in London? Or are we just dreaming?

https://www.rightmove.co.uk/properties/159495902#/?channel=RES_BUY

This is nice. Lots of flats in this area too, lovely family friendly area, good schools and parks. Easy commute on Thameslink.

When I worked in Upper Ground, I travelled via Waterloo, which is quite convenient. Trains come from South and West.

You can go anywhere in London on the tube, but you may never see a seat, and changing lines adds a lot to time. Sometimes the trains are so full you can't get on.

Before the SE London crew come along, let me put in a word for the unfashionable parts of East London. You can just about get a 2 bed Victorian terrace with garden for £425k in East Ham (E6 and parts of E12) and Plaistow (E13). In East Ham, the streets around Central Park (which is lovely) are the nicest, and there is a choice of outstanding primary schools (and also secondary). You’re in zone 3, on the tube, and falling over yourself for delicious and cheap southern asian food. There are a few independent cafes and a handful of nice pubs, but these are increasing as the area demographics shift. Downsides: Newham in general is grubby and the council is cash-strapped. People who don’t live in these areas will tell you how dangerous and/or what dumps they are. I lived in East Ham for many years, never felt unsafe or was a victim of crime.

Alternatively, you might be able to find a doer-upper Warner flat in Walthamstow or Leyton. South Leytonstone is very nice, but a bit cheaper as further from the tube. You could just about get a 2 bed conversion flat there. Your budget is tight, but you already know that. There are lots of us with similar budgets out there - you need to be prepared to compromise but you can make it work. Good luck!

Would you consider a commute? My family lived 12 miles from central London when I began work many moons ago. Could take me up to 2 hours door to door on the train, think it’s worse now.

Shortly after marrying, moved to the much overlooked seaside town of Harwich. For your budget, you could buy a 4 bed, period detached house and the fast train from Dovercourt is 1hr 20 mins.

Just a thought.

I'm definitely going to advocate for SE London; it has everything on your wishlist!

This maisonette is in Hither Green. There are two parks within very easy walking distance, three train stations within a 15 minute walk and excellent bus connections too. Hither Green itself has coffee shops on both sides of the station but if you walk through Ladywell Fields, you'll also be able to enjoy the offerings there. Just around the corner is this flat.

If you preferred the sound of Ladywell in general then you might want to look at this sort of thing. On another side of Ladywell Fields is a new development that opens out onto the green space. It's a stone's throw from the Catford stations but also the Waterlink Way path which is lovely to walk/cycle along.

All the primary schools in this area are brilliant and we're well served for secondaries too.