Buying a property on the Crossrail 2 safeguarded route Post Reply

[Hannahsa]

I hope that someone with more experience than me may be able to help please.

Ive recently had my offer approved which willl allow me to purchase a property in Clapham. just off St Johns Hill and I am presently awaiting conveyancing.

Ive realised through my own on-line investigation that the area is ‘safeguarded’ by TFL for Crossrail 2. By the look of the crossrail plan, if this route is selected the train will pretty much go through or under my house!

I understand any planning applications would need to be approved by TFL. I cant find a lot of information about crossrail online so im unsure whether it would be under or overground as it apporaches Clapham Junction, and its impact on the resale value of my property.

This is will be my forever home following my recent divorce so I cant afford to make an expensive mistake.
I would appreciate any advice or knowledge from anyone else who may be living along the proposed route
Thank you

[Lepresidente]

crossrail 2 is underground through Clapham / Johns Hill. You won’t even know it there as 80ms down and it won’t be built for another 20-30yrs as currently unfunded and unapproved . They continue to debate the route due to ground conditions at tooting and are seriously looking at sending it via Balham .

One thing I would say is crossrail 2 is already devaluing properties on its 2nd proposed route via Balham . Buyers are being put off by the uncertainty and inheriting the problem - as such buyers are pulling out once flagged up on survey / land registry search . Several houses up by broomwood , montholme , gayville , hillier - this has been evident.

It is London and tubes go under millions of houses , although they have been there for decades . This is a new line , so people worry about subsidence risk or add faff of asking tfl for permission for building work. Each to their own , to some this isn’t an issue. Also any subsidence due to the crossrail works would be compensated by tfl , but after a long dispute process I would guess. They monitor buildings for slippage risk as they build out the tunnels.

Flip side is I’m sure you can buy a replica house in the area not under the safeguarded route , they are all pretty similar in style/layout.

I guess the question is does it bother you and sounds like it makes you worry . So why take the risk ? Buy a similar property in the area but not under the route. It’s a buyers market now , so plenty of opportunities coming

[Goldhawk]

FYI The route via Balham has been removed from the safeguarding maps

[Denwand]

Just to reassure I owned a house that was slap-bang over the Victoria Line, in fact it ran under our house and garden in Stockwell.

When we bought it our deeds had a section saying we only owned the top 10 meters of our land - under that it belonged to TfL.

Remembering that the Victoria Line was far less deep than Crossrail2... only 25 meters if I recall correctly as opposed to 80 meters for Crossrail2.

In five years we never felt or heard anything at all. In fact the only time it was evident was if you were sunbathing in the garden,face down, you could feel the tiniest of rumbles through your tummy!

Therefore I wouldn't worry at all!

[ZZZzzz]

Looks like you'll be safe for a while now - https://www.theguardian.com/uk-news/202 ... nding-deal

[Jonny Dyson Property Consultants]

If it helps, we've had this issue raised a few times, however after further investigation any worries have proved unfounded due to all the reasons above.  The reality is that you will be completely unaware of any work going on 80 metres below your feet.  A few years ago there was quite an uproar when they proposed a vent coming out on Bolingbroke Grove just by the fishpond, and also the effect of having so much soil waste being transported via road which would have made the traffic horrendous, but I believe that has all been abandoned and they are going to remove the soil via the tunnel itself.

So in summary, I certainly wouldn't let the worry of Crossrail 2 (if it ever happens!!) get in the way of buying the house if it's the right one for you.

Jonny

[Joe Benson]

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