Where to buy in London: The most valuable area in each tube zone

Working from home and competing for space seemed to dispel typical London interests, but hybrid work and rising tube fares have brought the travel zone back into the limelight. ..

Soaring house prices are also an important factor. A typical Zone 2 apartment costs over £ 610,000, according to a Savills study. In Zone 4, the cost of the same type of property is almost half of about £ 364,000. But you don’t necessarily have to hop the zone to buy a home.

Homes & Property scrutinized Savills data to find the most valuable option across capital for buyers within budget.

Where to buy in Zone 2

Best value of flat: New Cross (£ 324,439)

Best value for terraces: Peckham (£ 590,286)

When Myra Appannah was looking for real estate eight years ago, she honed Newcross for two main reasons.

The first was that she could afford it. “I had friends there and I really liked the energy and atmosphere when I visited,” she says.

“I have a student from the locals Goldsmith. It really has creative energy and vibrancy. I really need it because I live day and night and work from home.”

Appannah, 40, who runs the immersive experience company BrightBlack (bright-black.org), paid £ 395,000 for a two-bedroom flat period and never looked back.

She likes to work at local cafes such as Mughead Coffee with “Intense Cinnamon Rolls” and Red Lion Coffee near Fordham Park.

For juices and outdoor spaces, she recommends New Crossroads Wakey Wakey. She often sees browsing the shelves of a wordbook shop across the road.

A £ 5 comedy night at Amersham Arms is a local institution, and a drug night at New Crosshouse is a kitsch pleasure.

The downside of all this energy is that Appannah is concerned that the local black community that has lived around New Cross for generations has been unintentionally excluded from hipster fun. That is. “It makes me uncomfortable,” she says.

Another big problem is traffic and pollution. Both are problematic on the raging streets of New Cross.

In terms of transportation, New Cross has two stations, both in the London Overground and just a few stops from Canada Water.

If you’re looking for a home rather than a flat, the low cost option is like a wildcard.

We all know about Peckham’s great rebirth via Frank’s Cafe and Brick Brewery.

However, despite the hipster qualifications, this area continues to be the most valuable place for buyers after the Zone 2 terraced houses.

Look at the roads around Kossal Park, just south of High Street. Here you’ll find a mix of Victorian terraces and more modern townhouses for around £ 600,000. Near Pek Kamrai, prices are about 50 percent higher.

Where to buy in Zone 3

Best value of flat: East ham (£ 238,423)

Best value for terraces: South Praistow (£ 398,666)

A proper slice of the old-fashioned East End, Plaistow is next to two monster regeneration zones, Canning Town and the Royal Dock. This means that change is imminent.

There are plenty of ripe Victorian terraces already a little TLC, plus some good parks such as the District and Hammersmith & City line trains and West Ham Park just north.

The compromise here is that Place Toe sheds light on things other than everyday shops and local buzzers, such as Caloroso Pizza, gin cocktails and the amazing Kate’s Café with a fusion menu of UK and Ghana. Ventures suggest that times may change.

Matthew Sayre, director of Aston Fox’s real estate agent, says buyers will be drawn to Place Toe’s more beautiful corners, especially the New City Estate, where two-bedroom homes around the end of the century cost around £ 400,000.

“They are the first buyers to rent primarily in Hackney and Shoreditch and can’t afford to buy in wealthier areas of East London like Walthamstow and Leytonstone,” he says.

The market is supported by people born and raised in areas that choose to buy near their families, and enthusiastic demand has increased prices by about 10% over the past year, Sayer estimates.

A mile up the road is the stubbornly untouched East Ham. Here you will find the most valuable apartments in Zone 3.

A smart new apartment in Upton Gardens, West Ham United’s former home, can cost over £ 500,000.

However, you can also find the streets of the period conversion of prices from about £ 250,000. This attracts the same crowd as Plaistow, Sayer says.

Danielle Kendry, 30, and Matt Busher, 37, bought a £ 480,000 three-bedroom terrace in Eastham last year after living in Place Toe with Cockapoo Olives for four years.

“We were really into the architecture of the area,” explains Kendry, who runs the second-hand clothing company Porcelainandred (porcelainandred.com).

“There are many beautiful and quiet streets in East London that you can’t expect. In the future, we’ve found that the area will be very popular.”

Over the next few years, Kendry and graphic designer Busher plan to renovate the house and turn the loft into a fourth bedroom.

Both are very friendly neighbors and enjoy exploring new neighborhoods, tasting sourdough pizzas at the Red Lion on High Street South, and playing at the former football pub Zaborin Tavern. increase.

It was completely repaired during Shoreditch’s barley harvest and the same company’s pandemic courtesy behind Sir Tredegar of Bow.

Where to buy in Zone 4

Best value of flat: Ilford (£ 177,330)

Best value for terraces: Thamesmead (£ 337,273)

If you need a bang for your money, then Ilford at the edge of Essex has a lot of potential.

Now that the Elizabeth line has finally opened and investment has been made in the city center, service to the West End and City will take about 20 minutes.

Expect to find a chain store dotted with some good neighborhood restaurants and weird new coffee shops.

Converting a one-bedroom character costs £ 250,000 to £ 300,000, but a more modern alternative is offered for just over £ 200,000.

Postwar experiments at Thamesmead’s social housing, eight miles east of Canary Wharf, were once synonymous with isolated gang-covered housing estates. However, over the last few years, a £ 1 billion rescue program has been implemented.

Thousands of new homes are being built along with leisure facilities such as shops, open spaces and sailing clubs.

While all the attention is focused on the new apartments, the Thamesmead terrace houses are mostly built after 1980 and are cost effective. And, in theory, as the area improves, house prices will rise.

It’s a compromise now, but there are plenty of parks and riverside walks. Transportation links are provided by Abbey Wood Station.

Service to the London Bridge takes about 30 minutes and an extension of the Docklands Light Railway is proposed between Beckton and Thamesmead.