Commute to Bond Street and best reasonably priced safeish places to live?

[Llandudno]

My daughter is just about to finish university and start her first job in the Bond Street/Oxford Circus area.

The job is not particularly well paid initially, by London standards and she is hoping to share a flat with a friend who also will work in the same area - at least this will help with rental costs.

Does anyone have any recommendations of safe and reasonably priced areas of London for her to start her flat search ideally on a direct Tube/Elizabeth Line route to either Bond Street or Oxford Circus? Preferably within Zones 1-4.

Many thanks from her Dad who thinks the best thing about London is catching the train back up north - only kidding!

 

[30907]

My niece lives close to Wembley Park (Bakerloo/Met) and the grapevine suggests it's OK.

 

[Bletchleyite]

Reasonably priced areas do not exist in London.

Bletchley?

 

[Class15]

My niece lives close to Wembley Park (Bakerloo/Met) and the grapevine suggests it's OK.

Jubilee surely?

 

[iphone76]

Abbey Wood / Woolwich areas? Direct via the Elizabeth Line. Otherwise Southall / Hayes? Just an idea.

 

[dodecahedron67]

Abbey Wood / Woolwich areas? Direct via the Elizabeth Line. Otherwise Southall / Hayes? Just an idea.

Having grown up there (Abbey Wood/Woolwich area) I wouldn't! It's getting better but there are much nicer places

 

[WideRanger]

The key to get the best deal is to go for anonymous. Queensbury is only a few minutes further out than Wembley Park, and is a lot cheaper.

 

[telstarbox]

It depends what she likes. There are loads of new high rise flats around Vauxhall and Canning Town but they feel pretty sterile areas to live in. Ealing (Elizabeth line) or Walthamstow (Victoria) have more Victorian type conversions and you might get some garden.

Rightmove will give you an idea of budgets.

PS it can be better value to look at places on South West Railway / Southern / Southeastern lines and change to the tube at Vauxhall or London Bridge respectively. Putney, Herne Hill, Forest Hill, Ladywell are quite leafy and have nice parks.

 

[md2016]

Hard to say without a budget, but you're likely going to have to compromise somewhere. Most young people living people living in London flatshare with more than one person. If that's a red line, then it will make the search much harder and she'll be looking at less close/ nice/ safe areas.

In a perfect world she'd be on the Victoria line, as it's very fast, frequent and reliable. However, changing tube lines is very easy (good interchanges only cost you something like 3 mins if you know where to stand) and Londoners tend to do more social things in different ares after work anyway, so she shouldn't limit herself to tube lines that go direct.

If she's a classic student, she'll want to be as close to Clapham as possible. Then get further away depending on affordability and red-lines with flat shares/ commute etc. Brixton, Stockwell, Oval, Kennington, Tooting, Balham, Streatham, Camberwell etc. Morden is quite clever as it is at the end of the line, so pretty much guaranteed seat, like Brixton/ Walthamstow.

If she wants a slightly less but still studenty area, Bermondsey would also be near the top of my list.

 

[Timmyd]

Agree with the those above that either end of the Victoria line is a nice balance between somewhere fun and lively but where she will feel at home. Somewhere like Herne Hill is a quick bus ride to Brixton and then straight on the Victoria Line which is v quick to Oxford Circus. Or Brockley/Forest Hill with frequent overground then Jubilee to Bond St. Clapham nice but expensive as is much of the southern end of Northen Line but they might like Balham/Tooting with an easy change at Stockwell. I believe Ealing/Hanwell and Walthamstow have similarly nice patches. I don’t think those people advising Southall or Wembley know what they are talking about or have been to those places in recent years and Abbey Wood isn’t an obvious place for young new arrivals to London, with respect. Your daughter needs to choose carefully, and I wish her luck with the move.

 

[Tetchytyke]

It depends on budget, nothing is cheap but some are more reasonably priced than others.

I used to live in Muswell Hill. Because it wasn’t on a tube it gave good value- it wasn’t cheap, but it is a really really nice area, very safe, and so the value was good. Same with Crouch End. Easy enough bus ride down to Finsbury Park for the Victoria Line. It looks like it still does give good value- but that’s not the same as cheap!

Neither Muswell Hill nor Crouch End are party central though, they’re a bit more “early 30s professional starting to calm down a bit”, so it depends what she wants.

 

[cactustwirly]

Abbey Wood / Woolwich areas? Direct via the Elizabeth Line. Otherwise Southall / Hayes? Just an idea.

I would avoid these areas, they are not nice

Go to Ruislip instead, or south of the river where there isn't a tube line

 

[styles]

Personally, if she's on a tight budget, I would consider cycling rather than public transport.

The cost of an annual travelcard to zone 1 would be, from the suggestions given in this post so far:

• £2,568 from Wembley Park/Queensbury/Abbey Wood/Woolwich/Morden
• £2,100 from Tooting/Balham/Streatham/Walthamstow/Muswell Hill/Crouch End
• £1,788 from Vauxhall/Canning Town/Clapham/Brixton/Kennington/Stockwell/Oval/Camberwell

I used to cycle from Shepherd's Bush to Aldgate, then later Shepherd's Bush to Holborn. I am no speedy cyclist by any stretch, but even on a slow Satander cycles I was managing the Holborn cycle in sub-30 minutes after just a few weeks. The downside is, depending on the job, needing to shower or change when you get there (but equally that can bring down your energy bills at home). It's better with a cycle-friendly workplace, especially if they offer a cycle-to-work scheme. And frankly in the summer I'd have been sweating buckets on the Central Line commuting in and would much rather be on a bike!

There are costs associated with cycling - bike, helmet, waterproof jacket, small amount of cycle maintenance, but not £2.5k/year. If you live central enough then you can even just grab a Santander cycles annual subscription (from as low as about £65 if you use cycle to work): https://tfl.gov.uk/modes/cycling/santander-cycles/discounts

The money saved on travel can go on rent. However, it's worth noting this really is aimed at people sharing accommodation, where £180pppm for say 3 people is £540pcm to go on accommodation, which can offset the cost of living more centrally.

Personally, Shepherd's Bush was fine when we moved there. Really well located (my partner could even walk to work while I cycled to my work), lots of facilities and venues, well-connected, etc. One year a circus came to the green though, and the crime which came with it just never left when the circus itself did. I personally wouldn't live in Shepherd's Bush again, though I would go slightly further away to say White City.

Ultimately I actually wouldn't want to live in London again but that's a different matter!

 

[deltic]

Anerley is quiet, quick into Canada Water and then Jubilee line. Places on London Overground tend to be cheaper than those on the Underground.

 

[telstarbox]

Good point on the cycling. It's a good way to get to know your way round London and there's a real 'safety in numbers' now - 1 million cyclists every day! Nothing to stop you taking the train when it suits of course.

 

[Hadders]

Does it have to be in London? Might be worth considering places like Watford, Stevenage, Hatfield etc. More expensive train fares but cheaper living costs and fast, frequent trains to London.

 

[Tetchytyke]

£2,100 from Tooting/Balham/Streatham/Walthamstow/Muswell Hill/Crouch End

It’s effectively zone 2, as any Travelcard is valid on the bus. Which is another way of saving a bit of money wherever you live if you don’t mind a bus ride.

Might be worth considering places like Watford, Stevenage, Hatfield etc. More expensive train fares but cheaper living costs and fast, frequent trains to London.

Again, they’re more places to settle down than to party. The big issue with living further out is that the last train becomes much more of an issue, especially on the WCML on a Saturday. I lived in Apsley (Hemel Hempstead) straight after Muswell Hill and having to leave something for the last train was always an issue. Fine in your 30s, not so much fun in your early 20s.

I’d definitely say that living somewhere where there’s a night bus is an important consideration.

 

[Bertone]

Hatch End served by the Overground and Pinner on the Met are both very pleasant areas.

 

[cactustwirly]

Does it have to be in London? Might be worth considering places like Watford, Stevenage, Hatfield etc. More expensive train fares but cheaper living costs and fast, frequent trains to London.

Somewhere Reading isn't hugely cheaper than London these days and the train fare into London is crazy expensive. I would imagine the difference in train fare is about 3 months rent

 

[AlterEgo]

Without a budget it's hard to say where would be affordable. Could you give us a ballpark figure?

 

[Llandudno]

Budget for a 2 bedroom apartment would be circa £2000 - £2400 per month and ideally on a direct tube/Elizabeth Line train to either Oxford Circus or Bond Street within Zones 1-4.

What are forum members views on Elephant & Castle, Stockwell and Brixton?
I think Clapham, Oval and Kennington would require a change of tube?

Her and her friend like to visit reasonably priced bars and restaurants, are there any Wetherspoons in the vicinity….(which would be ideal when I visit and I am paying….LOL!)

 

[telstarbox]

Honestly wouldn't fixate on direct tubes. Some places like Stockwell are cross platform so it's very quick.

Elephant and Castle has loads of new build flats (and a Spoons!) She could probably walk to work from there on a good day. I would go for Stockwell / Brixton though out of those three as they have a bit more character. Loads of places to eat and drink in Brixton particularly.

 

[cactustwirly]

Budget for a 2 bedroom apartment would be circa £2000 - £2400 per month and ideally on a direct tube/Elizabeth Line train to either Oxford Circus or Bond Street within Zones 1-4.

What are forum members views on Elephant & Castle, Stockwell and Brixton?
I think Clapham, Oval and Kennington would require a change of tube?

Her and her friend like to visit reasonably priced bars and restaurants, are there any Wetherspoons in the vicinity….(which would be ideal when I visit and I am paying….LOL!)

Brixton have to be very careful about area, some parts are nice and some not so nice

Clapham has a good reputation and is popular with professionals but can be pricey

Would avoid Elephant and Castle

 

[Jimini]

Brixton have to be very careful about area, some parts are nice and some not so nice

Clapham has a good reputation and is popular with professionals but can be pricey

Would avoid Elephant and Castle

A bit further down, Balham's always been nice, and Tooting has has been gentrified to within an inch of its life in the past 10 years or so (both Bec and Broadway). Both pleasant places to live with plenty going on. Wouldn't recommend the 'Spoons opposite Tooting Broadway station though -- how that place is still going is beyond me!

Agreed re: Brixton, Clapham and The Elephant.

 

[Llandudno]

Many thanks for all the helpful comments and suggestions.

My wife and daughter have just returned from a couple of days exploring some of the recommended areas that forum members have suggested.

It appears as though they have a come up with shortlist of Clapham, Stockwell and Tooting Bec.

Whether they can find a suitable 2 bedroom flat for between £2000-£2400 pcm is another matter though…!

 

[Jimini]

Many thanks for all the helpful comments and suggestions.

My wife and daughter have just returned from a couple of days exploring some of the recommended areas that forum members have suggested.

It appears as though they have a come up with shortlist of Clapham, Stockwell and Tooting Bec.

Whether they can find a suitable 2 bedroom flat for between £2000-£2400 pcm is another matter though…!

One other benefit of Tooting is that it's on Wandsworth Council's patch, so they'll save £££s on Council Tax there as it's one of the (if not the most) cheapest boroughs to live in (nationally).

 

[Llandudno]

One other benefit of Tooting is that it's on Wandsworth Council's patch, so they'll save £££s on Council Tax there as it's one of the (if not the most) cheapest boroughs to live in (nationally).

I have just looked at a typical band C council tax and Wandsworth seems to about half the cost of Lambeth

Lambeth £1737
Wandsworth £880

Wow! But why!

Thanks for the tip off!

 

[telstarbox]

It was Tory held for many years and they made a political point of keeping it low. There was a famous poster where one half of the street is Lambeth and the other Wando and it has the council tax rates for both.

 

[styles]

I have just looked at a typical band C council tax and Wandsworth seems to about half the cost of Lambeth

Lambeth £1737
Wandsworth £880

Wow! But why!

Thanks for the tip off!

Wandsworth was "Thatcher's favourite borough" - the council tax was kept low for political reasons. I believe it may even be the cheapest council tax in the country, if not Westminster.

 

[Horizon22]

Many thanks for all the helpful comments and suggestions.

My wife and daughter have just returned from a couple of days exploring some of the recommended areas that forum members have suggested.

It appears as though they have a come up with shortlist of Clapham, Stockwell and Tooting Bec.

Whether they can find a suitable 2 bedroom flat for between £2000-£2400 pcm is another matter though…!

Plenty of young graduates in those areas as well, so they should fit in well. Clapham is a surprisingly wide & varied area so can change a lot.

A two bed should be feasible at that price, but easier in Tooting than Clapham. She would be dealing with the horrors of peak hour Northern line though!