Hey all - I accepted an offer and will be moving to London in a few months. I lived there briefly earlier in my career but wanted to get a refreshed take from WSO on what the best neighborhoods are, public transport situation, etc. I'm reasonably familiar with SW, not as much with East London.
- Base salary £160k; total comp around £600k, downside is base in a bad year
- Budget is £4k per month for a 2-bed apartment
- Office is around Green Park, so Victoria, Jubilee, and Picadilly lines all work or Elizabeth line (Bond Street) / District Line (St James Park) in a pinch.
- Late 20s/early 30s, married, no kids with no immediate plans to have kids
- We don't go out drinking at bars/clubs, but do enjoy eating out
- Apartment must be unfurnished (we have our own stuff and I don't want to toss it or put it in storage)
- Strong preference for new developments and American style amenities (separate washer and dryer, central a/c and heating, dishwasher, etc.) - I remember this kind of stuff is very difficult to find
- I don't want to cycle to work (as my primary mode of transportation). Too many co-workers hit by cars/buses, sliding on ice, etc. and ending up in the hospital.
Top areas I'm looking at (in order of preference):
- Battersea/Nine Elms/Vauxhall: best overall (commute, restaurants, new developments), but a bit pricey. Vauxhall a bit cheaper and closer to Victoria line, but apparently is a bit sketchy after dark?
- Canary Wharf: more corporate/soulless but decent value for the money and relatively quick commute despite the distance. Plus, access to Elizabeth line.
- North Greenwich/Greenwich Peninsula: never got around much to East London before (aside from CW and the City) but seems like there's a lot of new developments and could be more livable than CW (more green space, etc.). Money seems like it goes a bit further here.
- Stratford: also in East London but looks like there are some new builds popping up. Access to Central, Jubilee, and Elizabeth lines, so commute is doable even if a long way by distance. Apparently gets sketchy further away from Westfield shopping center/train stations?
I also liked Paddington, Notting Hill, Kensington/Chelsea, etc. but seems like it's mostly older buildings around these areas. Any other neighborhood recommendations I'm overlooking? Anything along the Picadilly line worth looking at e.g., Shepard's Bush, Hammersmith?
A few misc questions:
- How bad is the commute in the summer on non-airconditioned tube lines? I'm fine with 30-degree Celsius weather, but 30 feels very different without a/c infrastructure. Looks like the Picadilly line is scheduled to get it in 2025, but no plans for Jubilee or Victoria lines to get any. -- Plus for CW and Stratford here with links to Elizabeth line.
- What about tube strikes and general TFL issues? As bad as I remember? I don't like the idea of relying exclusively on one mode of transport and having to take an hour bus ride or pay £50 for a cab ride if the tube isn't functioning. -- Plus for Battersea/Nine Elms here with good bus routes, access to Northern line, and general walkability.
Based on the most helpful WSO content, here are some detailed recommendations and insights for your move to London:
Top Neighborhoods to Consider:
Battersea/Nine Elms/Vauxhall:
Canary Wharf:
North Greenwich/Greenwich Peninsula:
Stratford:
Other Neighborhoods to Consider:
Paddington, Notting Hill, Kensington/Chelsea:
Shepherd's Bush, Hammersmith (along the Piccadilly line):
Miscellaneous Considerations:
Commute in Summer:
Tube Strikes and TFL Issues:
Summary:
These recommendations should help you find a suitable neighborhood that aligns with your preferences and requirements. Good luck with your move!
Sources: 2020 San Francisco Summer Housing, London Rent / Living Arrangements 2019, Where to live in London?, Where to live in Minneapolis?,
600k TC and you want to live in Stratford?
I'd honestly be looking around Mayfair/Westminster/Belgravia, one stop on the tube or you could just walk - no concerns of 'sketchiness' (Vauxhall feels fine imo but it's definitely not Knightsbridge). Battersea/Nine Elms walking to Green Park should be almost an hour, versus say ~25mins from Victoria. If they're too pricy maybe Marylebone or Pimlico?
Commuting on air-conditioned lines is better (I love the Victoria line, but it's murderous in a suit for anything more than short journeys) but crowding/etc. makes it unideal.
I think tube strikes/maintenance/closures get overblown, but the further away you are the more likely it is to affect you, and ditto for less 'vital' lines.
Hah yea I know it sounds kind of strange, but this isn't IB/PE TC we're talking about. I'll be at a pod shop so job security and visibility on future comp is basically zilch. Still, I am probably being a bit too conservative and could afford a bit more.
Thanks, I'll take another look at the above. I initially excluded those areas as I thought they might be too expensive but could be worth paying a premium to get within reasonable walking distance.
If you're flexible at all on whether terraced house or apartment, you may want to look at St John's Wood - on jubilee line, quiet but close to central, tons of Americans, nice food options, houses are generally well-maintained and well-appointed regardless of when built.
1. You could probably up your budget but whatever let’s work with it
2. I’d recommend Nine Elms / Vauxhall (you want to stay near Vauxhall tube not Nine Elms tube imo. Nine Elms tube is new and frequency is bad), Elephant & Castle, or maybe London Bridge since you like the new buildings. elephant & castle requires you to switch on the tube but it’s not that bad cause not huge total amt of stops. And it’s still Zone 1. the other areas you mentioned like Canary Wharf / Stratford / Greenwich will feel so secluded. You could get nice new buildings in Canning Town too. It’s not bad. These areas are just far out in my opinion. You make £600k. Stay in Zone 1 when you move to London before you have kids if at all.
3. You’re going to find it incredibly difficult to find something that’s unfurnished with central AC. You’re in for something new but AC just isn’t a thing in London. The new buildings may have it though - and that’s what you’re looking for anyway. But to find unfurnished on top of that is tough. It’s like looking for a furnished place in NY. Basically impossible. My sense is that the monthly expense from putting your stuff in storage is going to be lower than the premium you end up paying for an unfurnished place but to each their own. Also very difficult to find separate washer and dryers. Usually just one combined machine and that works OK. Dishwasher/heating will be fine. These are all very niche and specific asks thats not the norm so it will build into your price and £4k will for sure not be enough so you’ll eventually have to compromise somewhere. The apartments with AC will immediately have a huge premium and ask for example.
4. Vauxhall is not sketchy after dark imo. The areas with the new buildings are fine.
5. I personally think the commute in the summer is terrible because of the lack of AC but there’s really no viable alternative. Ubers are slower.
6. idk if you’re moving from NY but the TFL is way more reliable than the subway. Yes there may be train strikes etc but tbh a lot of the times, companies are pretty chill with working from home if there’s a tube strike and there’s really no way to get to work. Have friends whose firm required them in office and let them expense the cabs. Really not that bad.
Only place you're MIGHT find AC is in the very-new build premium apartments e.g. Canary Wharf and others scattered around the city. Even many of the buildings in Nine Elms/North Greenwich aren't that new. But above is right, very hard to search for.
People are telling you to go for the Mayfair/Knightsbridge/Marylebone areas but the downfall of these areas is all the buildings are likely to be classical style (read: old) instead of modern. I.e. good fucking luck finding the preferences mentioned. Upside is, tonnes of nice restaurants and amenities here.
Chelsea and Notting Hill areas might be a decent place to look too?
Canary Wharf has improved markedly since you were probably last here. Given the whole thing is privately owned, they treat attracting people like a business - that means creating amenities, events, a buzz and they're constantly investing to improve it. That said, that can make it feel "manufactured". Some people don't mind that, generally Asians where this is probably similar to home for them. But as I said above, this is probably one of the few places you're going to find air conditioning in a lot of the buildings.
North Greenwich is nice, built up very nicely and it feels like what Stratford is trying to become but you have to live very near the station because too far south of the station is a bit of a deadzone with residential stuff and not much else.
Really wouldn't advise living in Stratford. I 100% understand where the appeal is coming from but I think you can just do better, and that area is still "up and coming", it's not quite "there" yet. And yes it does get "sketchier" (not as bad as some places in South Ldn), east of Westfield. North and west of Westfield is fine.
Personally, it sounds like you could live with Canary Wharf but if you relax the AC constraint, some of the west boroughts (Pimlico, Chelsea, Marylebone etc.) could be good.
Unfurnished apartments aren't as hard to find as people are making out but they are still probably 1 in 10 to 1 in 20 of the apartments on list.
You should under no circumstances consider 2-4 locations.
working in the west, you want to stay central/west. No point being in the other end. The east is for junior bankers trying to move up.
Somewhere like Kensington would be lovely to come in and well within budget.
Common understanding across London is that nobody wants to live in CW if they have a choice.
Based on the criteria of new American-style flats, short but flexible commute etc. I can only say that Nine Elms area can be a great catch. Price is steeper than CW but the experience is worlds apart imo and can still meet your budget.
Personally don’t recommend CW, have made that commute from there into the west before and it’s such a drag (despite what the numbers say) and I just personally don’t see a reason to be there if you’re not an analyst 1 who works there and needs to stay close to get some sleep.
Feel free to shoot me a dm if helpful.
Look into living in Angel, Islington. Some nice new builds in City Road, can get a 2 bed for around 3500-3800 pcm, air conditioned.
West Hampstead or anywhere on the NW Jubilee Line
Oval Village
Battersea Power Station is a top pick, offering modern amenities and a lively atmosphere with excellent transport links. Westminster is convenient but can feel a bit sterile, while Canary Wharf also has that corporate feel but offers more dining options. South Kensington blends elegance with character and modern living, making it a strong contender. Mayfair provides luxury and convenience with newer builds. focus on finding a neighborhood you enjoy—Chelsea or Battersea would be my top recommendations for their charm and livability.
Just wanna say - people berate Canary wharf, but I don't think it's that bad. My friend pays ~3k per month for a 2 bed 2 bath in a great location, great transportation and office links, great food options etc. near him. The soulless part is a bit overstated, there is a lot of activity on the weekends and even if you want, it is proximate to more "interesting" parts of London (e.g. Greenwich). Many Americans here just because it is most similar to NYC-style apartments. You could get something fabulous comfortably within your budget.
Apart from Battersea, the other locations are not worth it. Caution with battersea that transport links are not ideal (for some reason, that Northern line connection always takes ages and you often have to switch to stay on the same line). But it's got great apartments and also decent life around it now.
Most people like you stay in North/West London, think Paddington, Baker Street, Kensington, Notting Hill. Warning that some of these flats are not going to be the modern buildings you find in Canary wharf, stratford, battersea, etc. but there are some decent options there (albeit at a premium price). So I recommend you expand your potential location search.
Are you in PE?
American here living in London. I think the people above are doing a good job of laying out how the Venn Diagram preference of budget / unfurnished / modern amenities is going to be a bit difficult for you to accomplish. The really big issue you will have to make a call on how much it matters is Central A/C as you can find relatively nice / recently refurbished places that will have dishwasher, separate washer / dryer, but the A/C is largely going to be in big new buildings.
If you are unflexible on Central A/C, I would say go with Battersea though I don't find the value great and it will feel like you're living in the equivalent of Hudson Yards in New York. I find London to be a really charming city and its the biggest stand-out win I think it has over a lot of New York so its a bit of shame to have to give that up with where you live.
If you are flexible on Central A/C, I would advise you to focus on West London as others have said. I think Fulham might be a good option and there are lots of working professionals in your age range who live there.
Full transparency - I grew up in the South and A/C is very important to me and I bit the bullet and opted to live in South Kensington / Chelsea and just put in stand-alone AC units to navigate the summer months even though it drives me nuts. PM me if you want more details.
Thanks everyone for all of your great responses! After spending a few more days thinking/looking, I decided to broaden my search a bit to include some of the well maintained or recently renovated flats around South Kensington/Chelsea, Paddington, St. John's Wood, Victoria, Belgravia, Marylebone, Pimlico, etc. Partially motivated by a more convenient commute, but I also remember how charming it was to walk through some of these neighborhoods (South Kensington, Paddington) and I think I'd be doing myself a disservice to write them off completely.
I also wound up liking some of the flats in Elephant & Castle, so thank you to those who mentioned that area.
Probably going to stay away from Knightsbridge and Mayfair, but I figure most of SW/NW should be reasonable.
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