A flat in Crystal Palace, or Sutton, or a house in Catford?

[confusedperson]

Hi everyone. I am in a very deep thinking as to what and where to buy? We currently live in West Norwood and are looking to buy our own place, i.e. for me & my two small children. My budget is around 200k, and that is about what we can afford. Crystal Palace is nice and trendy, but not so good for children? (just guessing) Sutton is nice and family orientated? In somewhere like Catford (or similar, I am looking in south part of London anyway) I could afford a house rather than a flat, but is it worth it? I am so confused which decision to make? Anyone got a good advice?

[lalalonglegs]

How old are your children? What are the schools like? Do you have to commute? What sort of facilities do you require?

All the areas you mention are big neighbourhoods and there is going to be huge variation across them. Do you live in any of these areas now and would you be willing to stay?

If all things are equal (and they are unlikely to be), then I would go for the bigger house - I have spent a lot of time driving through Caford and don't think it looks too bad and there are two train stations which makes commuting good. Crystal Palace and Sutton feel (to me) a bit out on a limb although, I agree, CP has raised its game a bit in recent years and it has lots of trains through it.

[Butterbur]

Have you looked at schools? It might be worth checking out what schools (primary and secondary) you're in the catchment area for.

[noddyholder]

Flat in crystal palace

[greenlotus]

The centre of Crystal Palace is a nice area though the areas around are quite variable. It is also on the border of five boroughs. How about you go to an estate agent in Crystal Palace and ask them how near you can find a cheapish house which is in a reasonable area for schools - that could be say Sydenham, Nunhead or similar.

If it were me I would go for a house, even if it needed some work. It's not only the garden but having neighbours above/below can be a problem in flats.

It does depend on where you need to travel to as well.

[BoBoo]

Catford's definitely not my favourite place, but one of the schools in Catford (I think it's Holsbeach) has an 'outstanding' Ofsted report. I think they're regenerating the area and to be honest I think they could only make it better. There are lots of nice surrounding areas - you're close to Greenwich and Blackheath; Ladywell is pretty nice and close and there are loads of nice parks around. Pretty active NCT for meeting new mums etc in the area.

I like Crystal Palace, but you're probably paying more for facilities you won't get to use that much with two smallies. Handy to be on the East London line, although probably not that handy.

How old are your children? Are they likely to need more space as they're growing? Would Catford mean you get a garden? I think ultimately it's where you think you would be happiest - may be worth a smaller living space if you feel more comfortable somewhere and it feels more like home. They're questions only you can answer.

[Blackeyeddog]

I'd go for the flat in Crystal Palace. CP is great, lots of young families, fabulous big park with a greasy spoon cafe in where lots of mums meet up (or there used to be). Also loads of nice flats in the area.

Catford, no.

[MrsDmitriTippensKrushnic]

I live just down the road from the Crystal Palace triangle, and it seems very family friendly to me! Excellent rail and bus links (CP to London Bridge by rail is around 20 minutes, No3 bus to the West End takes about 50 minutes)

Having lived around this part of South London for most of my life I wouldn't move to Catford. I hate even driving through it (traffic is appalling) I'm prepared to have those prejudices challenged by someone living there, but my cousin has just sold her large house in Catford and bought a smaller house nearer Greenwich because she had a baby and didn't want to raise a family there.

Sutton's meant to be quite nice albeit rather bland, but I've only ever gone there to shop once or twice

[MrsDmitriTippensKrushnic]

LOl, just reread your post and see that we actually live in the same place Apologies if I posted stuff you already knew!

[YakkinTosh]

With 2 young children look for somewhere on the doostep of a school you would like them to go to. It doesn't have to be an over-subscribed Outstanding school, as this may well push prices right up.
How long do you want to live in your new home? Presumably once the children are at school you won't want to move far away, and anyway, house moving is so expensive - stamp duty pushes your costs up, so think long term.
Your 3 choices seem so randomly far apart - what are your criteria?

You could move here 3 bed maisonette which has an Ofsted Outstanding, very popular school and children's centre with lots of activities across the road, a lovely little local park, great transport links, walking distance to Brockwell Park, and within the catchment of 2 very good secondary schools, too!

[autodidact]

I would go for as spacious as possible, whether house or flat. There are nice enough bits of Catford. Have you considered Nunhead? Peckham? Sydenham? Eltham/New Eltham?

[confusedperson]

My children are 3 and 1 (a boy and a girl). We currently are renting a house and I can see how expensive the maintanaince could be which terrifies me.
My new home could be for as long as we are happy there. I work in London Bridge, commuting is important on everyday basis. I am a full-time working mum, and don't see myself any different in the future, so I need environment which would give positive influence to my children - i.e. good decent schools, decent people, some sports/arts/musical activities for their childhood and teenager years.
My criterias for a home is good schools, a big inside space, a garden or at least a balcony, low maintanance. Although a term "good school" is a bit vague.. one school I know was outstanding in their 2007 report and satisfactory in their 2010, so things do change. When I look at Sutton schools, at least the performance of majority schools is high. When I look at Crystal Palace, you have to be very careful by choosing the area, and that freaks me out. Because I could end up in a wrong school/wrong street.
So Sutton (and surrouding areas) would be a safe option. On the other hand, who could resist of owning a house... but again, I don't want to me seduced by a house and eventually regret in case my children end up in gangs or something.. So lots of things to consider....

[Hullygully]

I lived in Catford.

Don't.

[haggis01]

Check out the schools and if you can get in - carefully, also think about secondaries too - time does fly. I have 2 lots of friends who live in Catford - their houses have not appreciated in value as much as those in W Norwood and C Palace and they are feeling trapped as Catford is not very nice. Sometimes it really is better to sacrifice space for a better area - there will be better schools and facilities, less crime and the property will appreciate (or at least not fall so much)in the longer term, school classes will be more settled too. In Catford the children are leaving my friends childs class and it is very disruptive

[minibmw2010]

How about Gypsy Hill? We have friends there with two small children and they seem very happy with the schools (both are fairly academic people so wouldn't be satisfied with poor schools I think).

[Catfordian]

Testing

[Catfordian]

OK, that worked.

Hully

Not all of Catford is bad. The centre leaves a lot to be desired, I only go there if I have to and shop in Bromley/Beckenham mainly. I never go to Catford at night, if I do go out its around Beckenham, Forest Hill and Honour Oak as they have nice pubs and restaurants.

I am a full time working lone parent and brought my two up here. Transport links are quite good for London Bridge, about 10/15 minutes. There are many 'good' primary schools around, Catford is actually quite big, it stretches out to Hither Green, Lewisham, and up towards Forest Hill. I live in the Forest Hill end. My dc's go to school outside the borough which is a pain for them but the secondary schools aren't great. Forest Hill has Forest Hill Boys and Sydenham Girls which are oversubscribed and I think probably the best around. Things change constantly though and I believe a new secondary school is being built but I'm not all that up to date now as mine are older.

The part I live in is surrounded by parks and is actually quite nice.

Tbh I'd rather live here (3 bed/large garden) than in a flat in CP or as far 'out' as Sutton. I think kids can find gangs anywhere if they want to.

Don't know if that helps at all.

Good luck with the conundrum.

[MrsDmitriTippensKrushnic]

Forest Hill is nice actually - borders of Dulwich so in reach of the excellent Dulwich Park and of course the Horniman Museum. Sydenham's improving or so I hear, but still a bit run down along the main drag.

Beckenham has some really nice bits, getting a bit rougher towards Elmers End/New Addington (which is still okay depending on where you're looking) It's main Catford, heading into Lewisham that's a bit bleak imo.

[Blu]

Many lovely MN-ers live in Catford, and are happy with schools - I know someone speaks highly of Kilmory. (sp?).
If I were you I wouldn't want to spend more time and money than necessary commuting.
Brockley is definitely improving and has some grat areas, Nunhead, Tulse Hill has a fast line to L Bridge.

[Catfordian]

Blu :)

Yes, Kilmorie was always highly thought of, as is Stillness and Dalmain. But that's the schools up 'this end'. I think there are many high performing primary schools around Catford.

It's secondary schools that are the problem tho from what I know. I'm happy to be wrong though.

[Hullygully]

Nothing changes the sad fact that it is one of the most depressing places on earth.

[hatesponge]

I have friends living in Sutton with similar age DC to yours, they are v happy there - schools are all v good, area seems nice from what they say, good transport links, shops etc. I think that's probably reflected in property prices.

If you were considering moving further east, I can recommend Sidcup - may be a little too far for you (we're 20 mins to London Bridge) but primary schools here are good, secondary also (provided you can get into the grammars), it's a lovely area, lots of green space, and you can find houses here and in New Eltham (one stop closer to London Bridge) for about £200,000.

[Catfordian]

Hully

Yes it has its downside, I don't hang around here much I admit, my dd's friends are all in Beckenham etc 'cos she went to secondary school there and ds's friends are all over the place, that's the downside for us. The upside is, we have a reasonable house with a lovely garden and loads of green space overlooking London. I drive and don't know how I'd cope without a car I must be honest because I don't even do my shopping here.

Down by Catford and Catford Bridge stations is supposedly being re-developed (housing and shopping), now how the infrastructure will deal with that who knows...

[Hullygully]

They were the most utterly bleak and miserable years of my life.


Although I always liked the gun shop on the corner.

[motherinferior]

I have lived in Catford for nine years now. No, it's not a chic paradise. However, I rather like living here. My children go to a delightful school where they have many local mates and are doing rather splendidly. We have running water and electricity and everything.

[motherinferior]

And Sydenham Girls is not, actually, over-subscribed. I know loads of kids there. Ditto Forest Hill Boys.