Flat vs house in London for single woman worried about safety

[Umeboshiune]

Hi,

I’m a single (and likely to stay that way) woman currently renting in SE London and wanting to buy a 2-3 bed with a budget of 700k. I know what areas are affordable within that budget and that I want to avoid leasehold flats entirely but wonder if share of freehold flats (in block of flats with a common secured entrance) are just as good as freehold houses? I’m very wary about having my front door and windows at street level due to breakins, especially in warmer weather. I live alone and that could be an extra risk factor if I’m being observed by well-prepared burglars or junkies. What should I keep in mind in my property search? Assume no area in London or the commuter belt is free from burglaries.
Thank you!

You can check postcodes for crime stats

https://www.crime-statistics.co.uk/postcode

I have a first floor flat in SW London (recently bought freehold)and like you am a bit wary of ground floor flats for the same reason. However, I don't think you'll find any borough anywhere in the country is entirely free from crime and opportunistic burglary.

House

I would base it on the area. You're right nowhere in London (or any major city!) is free from burglaries but some areas have fewer crimes.

Then the next question is: do you want a garden?

A lovely mansion flat (rather than a converted house), not on the ground floor, could definitely work. All the character of a house without the upkeep of a garden.

If you are not bothered about a garden then I think an upstairs flat is safer than a house. Fewer points where someone can break in.

I was you many years ago. Flat, every time, ideally one with a doorman/porter/concierge. Also easier in terms of looking after a roof/ gutters/ windows/ walls etc.

I think the immediate area is more of an issue than the type of house. You are very unlikely to have someone break in while you are there but you do need to ensure that your street and immediate area are well-lit, overlooked and feel safe, particularly the regular routes you take to work, shop and go out. That would be my priority over the type of property. Also if you drive. Car crime is depressingly common - to the extent that most people don't even report lower end car crimes to the police. I don't trust crime stats for that reason.

Make sure you have a chain and a London bar on your front door.

Services charges for those services tend to be astronomical.

Thank you! Was your flat SOF? Or full freehold? I’ve considered terrace conversions with SOF but wonder who manages the full freehold.

Yes, not keen on portered flats due to these charges and being outside my budget anyway. The flats I’ve rented are unportered but have at least two points of entry- gate with code, entry door with code, and front door.

Good area, house conversion, first floor, definitely some outside space required, a balcony at minimum or private garden area preferably. You would have to check the freehold/shared maintenance etc. situation on enquiry. I like flats, but am put off completely by the annual service charge in the purpose built blocks, which never seems to go down only up!

Also are gardens an extra point of risk of intrusion? I can look to avoid them. I’ve also just remembered seeing some maisonettes with two entry doors (a glass door, then a sort of foyer, and a solid door into the house).

I’m definitely avoiding more infamous areas of London but can never be too safe. Not planning on having a car so that’s one risk factor removed

It was leasehold for years then a couple of years ago we were offered the freehold and I started pushing everyone else, telling them we HAVE to buy this, we'll never have another chance to get rid of the landlord and an utterly useless management co. We are four flats and each owner is a director. Luckily we all get on and are in agreement about what needs to be done - or if not in agreement capable of reasoned discussion about it.

We gave ourselves 999 year leases and have a management co that acts on our instructions.

A garden shouldn't affect your safety indoors (if you are on the first floor of a conversion) provided the exit and entry doors are secure. It would just be yours as part of your property. You just have to start looking around every area that appeals to you and see what's on offer and what makes you feel safe.

Probably leasehold but look around Royal Arsenal : insalubrious Woolwich but on the Elizabeth Line which is a game changer

I've been a single woman in a top floor flat in a block of 12. Sutton, Sarf London.

I was burgled because somebody let in/didn't stop an opportunistic guy who could then easily get into my laughably insecure flat door during the day. (Everybody out at work.)

Flats with shared entrances are only as safe as the stupidest/laziest tenant makes them. Plus, get a decent door and combined Chubb/Yale locks wherever you are.

I have never lived in a flat again. Good luck with your choice.

Ground floor and top floor are the most risky. No passers by on the top floor, so dodgy people head for the top. Then get a security expert in to replace/strengthen the front door. Weak points include hinges. (Note any changes must be compatible with fire risk assessments/legislation.)

Thanks all, very helpful takeaways! Any tips for securing the property when you’re not at home as internal deadbolts/London bars can’t be closed from outside? I’ve seen some maisonettes of interest in nicer areas of SE London that are slightly set back from the road.

A strong front door and locks on windows - but don't forget you need to get out in an emergency as well as stop people getting in.

House is a better buy

I’d get a house simply because of resale value. I lost £75k on my two bed flat.

Burglaries are vanishingly rare these days because of things like Ring doorbells and security systems. Plus nobody wants to nick a massive TV that’s worth less than a phone snatched on the street.

Freehold house always if you can afford it.

Terraced houses in safe parts are very safe.

If I was looking to live alone I personally would be thinking abotu safety only in the context of the area. Having said that, I'd still most likely go for a flat because living alone, the maintenance and day to day management is likely to be a lot easier than with a house and I would find it tedious to have to manage all of that.

I dream sometimes of a lovely large flat with a big balcony in one of those newer blocks along the river in SE London, all to myself!

Location, location, location.

Pick where you want to live first as nothing beats being in a safe and nice neighbourhood.

Then go about trying to get the best for your money. I would always pick a smaller place in a better neighbourhood.

Absolutely aim to buy a house if you can afford to or flat with a long leasehold and as low as possible ground rent or service charges. Be aware that this obviously can change any time at the whim of the freeholder.

With that budget I’d go with a smart, new apartment somewhere more central - with cctv in communal areas and a concierge. Over a larger place further out.
It was up north so a lot cheaper but I once had a very modern apartment overlooking a river, huge windows. I never saw another person in the lobby / corridors - I knew people lived in the building. Soundproofing was AMAZING. I felt very safe. Very central and I felt busy once outside.