First Time Home Buying Advice near Grove Park Areas

jamesbund

Hi all,

I am a first time home buyer looking to buy a 3 bed house (semi-detached/terraced etc) near Grove Park area. Well, we are also considering areas like Orpinghton and St Mary's Cray.

When I say considering , I mean I am here to gain some valuable opinion about these areas in general. I have heared lot of bad press about Orpinghton and St Mary's Cray area in general. Could some one please be kind enough to give some real life experinece?

I work in London and hence looking for a area which is in easy commute. As far as budget is concerened I only can stretch upto £200k.

Many thanks in advance.

hazyjo

As far as I know, the Crays have had pretty bad reputations (and have done for years). Don't know if anything has improved at all over the last couple of years, but doubt it what with the recession.

Nearby, I would much rather consider Hither Green, New Eltham, maybe Eltham, and possibly parts of Orpington (but would have to take advice on where exactly - its reputation seems to have gone downhill over the years).

Still think you're pushing your luck to get a 3 bed house though. If you really need all that space, your only bet might be the 'less popular' areas. You'd probably only just get a 2 bed house in Hither Green for £250k.

Will have a little search on RM and shout if there's anything vaguely positive.

Jx

hazyjo

PS a very short search - but nada. Not really even in Kidbrooke, unless you're happy to have ex-LA in a very estatey area. If that's the case, I'd add Mottingham to the list.

Any chance of buying something smaller?

Jx

jamesbund

Hi hazyjo,

Many thanks for your advices. Ya, I see what you mean regarding the prices, I might be little too tight with the budget but I do see few 3-bed houses in the region of 200k to 250k within 3 mile radius of Grove Park station. And yes I wouldn't mind Mottingham or Orpington (some areas)

How about this? - http:// www. rightmove. co.uk/property-for-sale/property-39909188.html
I am quite new to U.K property market but I reckon there is always a room for negotiations on sellers asking prices?. Not realy sure but EA always seems to push the prices a bit high like 20%+ isn't it?

Cheers!

hazyjo

House looks fine - but is (probably) on a local authority estate (check out Street View - the rightmove street view for it didn't work on my computer, but I could see it on google maps). It's just down to you, really. If size is more important to you than location, then that is the sort of place you will buy. With me (and most), it's more about location. Horses for courses though...

There is usually room for negotiation on price. Don't presume every house is overpriced by a set percentage. A lot of people are going in around 10% under the asking price, but be prepared to pay over that. Most don't just offer one price and expect to get it - there will probably be a few attempts to get you to increase your price. Some properties will be priced right and sell near the asking prices, others will 'test the market' and maybe drop their price even a few times before someone bites.

You need to do your own homework and compare the asking price against the sold prices (not the asking prices) of similar nearby properties (try zoopla or rightmove). Then offer what you think it's worth (or under, so you can be talked up a bit).

Jx

ultrarunner

There is an estate within walking distance of Orpington Station called the Sandycroft Estate, near the affluent Knoll area. I know the estate well and it's not too bad.

A 2 bedroom house was recently on for 229k

http://www.rightmove.co.uk/property-for-sale/property-35817184.html

jamesbund

hazyjo wrote: »

House looks fine - but is (probably) on a local authority estate (check out Street View - the rightmove street view for it didn't work on my computer, but I could see it on google maps). It's just down to you, really. If size is more important to you than location, then that is the sort of place you will buy. With me (and most), it's more about location. Horses for courses though...

There is usually room for negotiation on price. Don't presume every house is overpriced by a set percentage. A lot of people are going in around 10% under the asking price, but be prepared to pay over that. Most don't just offer one price and expect to get it - there will probably be a few attempts to get you to increase your price. Some properties will be priced right and sell near the asking prices, others will 'test the market' and maybe drop their price even a few times before someone bites.

You need to do your own homework and compare the asking price against the sold prices (not the asking prices) of similar nearby properties (try zoopla or rightmove). Then offer what you think it's worth (or under, so you can be talked up a bit).

Jx

Thanks again for these valuable advices, Just to update my situation- I am still hunting for the right property at the moment, December seems very quite so precisely not that hopefull until markets (supply side) starts picking up late Jan..2013. Well, I am not in rush too.

Just one more thing if someone can shed some expertise on it? How common is Gazumping happening in todays market?
And is there any sophisticated way to prevent it or atleast minimize the risk, all I can think of is pushing the seller and EA to stop marketing the property as soon as sale is agreed but again I would never know if this happens on my back side and then its too late.

Scottish law seems better in this respect.:)

Cheers!

jamesbund

Hi all.

Its been a while so I thought I shall give an update. I am still in the hunting process, made few offers on 3bed terraced house in Downham way (BR1 postcode) in the region of £220k
I have taken your advice and looked at 2 bed house with 2 large reception in Hither Green which also comes to the same price range I believe.

So, what would you guys say about Downham way areas near Grove Park station or any areas near Grove Park which is not recommended?

Cheers!