South Norwood recommendations anyone?

[SarfEasticated]

Hot on the heels of my 'let's move to the seaside' train of thought (which ended after a depressing day in Folkestone) we are now considering South Norwood. Our budget is up to £400k, but would rather pay £360k. Could any of you locals let me know where the nice parts are, or the nice primary schools? I have looked at a house in Ross Road, and like Grange Park, and the closeness to Crystal Palace, and Cypress school looks nice too but it is a good 25 mins walk to the station. The Norhryst (what an odd name) area close to the country park is a bit too expensive for us. We are going to see a house this weekend the other side of the tracks off Portland Road, but would appreciate some insider info. Any areas to avoid/look at closely?
Any help you can give would much appreciated
SE :)

[indieblack]

I'm up on South Norwood hill and love it here. We're 15 mins walk from Crystal Palace but a quick bus ride down hill to Norwood Junction and fast train to London Bridge. The magic bus X68 is an express service from Croydon to Russell Sq non stop from West Norwood to Waterloo which is a handy and cheap commute. Really nice neighbours, lots of retirees/young families and lots of green space which is great for DC. Like everywhere prices have gone crazy but am seeing more and more reductions so you might pick something up under 400k.

[SarfEasticated]

Thanks Indie, are the primary schools nice? Neither Cypress or All Saints get particularly glowing Ofsted's, but I don't have much else to go on! DD is 7 and bookish and shyish, so would need a friendly supportive school iyswim rather than a pushy academic one.

[meadowquark]

I live in SN. I know that many favour South Norwood Hill area, but my personal favourites are Howard rd and its surrounds. You can also buy near the Country Park and apply for Monks Orchard school, they have 3 form entry so you may be lucky to get a place.

[indieblack]

The country park is lovely and I have lots of nice memories of eating ice cream by South Norwood lakes on ML. DC not school age yet but despite Ofsted/League tables Cypress has a great rep locally and ppl I know with kids there are v happy. I have also heard good things about Monks Orchard tho less so about All Saints. Catchments are tight though the new Crystal Palace free school may relieve pressure on place.

[SarfEasticated]

Dd would be transferring over to a space in year 2 so not sure how much choice I would get! Thanks for your info ladies :)

[SarfEasticated]

So we have one house to see on South Norwood Hill, one on Harrington Road and one on Crowther Road any thoughts on the environs or price? :)

[meadowquark]

Lovely houses. Crowther road house is a bit close to the station/Portland road for my liking, it may be slightly dodgy unless you want to be very close to the station. Harrington road house is beautiful.. also a bit too close to Portland road for my liking and parking on that part of the road may be difficult. If you look at Harrington road slightly further down (nearer Harrington tram stop) it gets nicer and parking is much easier. S.Norwood Hill house is near a busy road (but obviously you know that) other than that seems like an option!
OP you are so lucky that you do not have to be in a catchment for schools. Well, primary schools. But to be honest, I have a 6yo and already thinking of secondaries. Have you thought of this yet?

[indieblack]

All nice houses. I agree that Portland Rd can be a bit dodgy in places (though mostly ok) but it's improving and there is a local group People for Portland Rd who host a local festival and campaign for improvements. The S Norwood Hill place is on a busy rd but a nice spot near the lakes. Secondaries are a Harris monopoly which does worry me though local parents seem happy. Always the Kingsdale lottery option too.

[SarfEasticated]

I am in complete denial about secondary schools, and hope they will all be lovely in 4 years time. I just want somewhere small and nice, 3 form entry (maximum) with a focus on personal development rather than exam results. I am a bit of an educational hippy though.
Ok so all houses are ok - thanks ladies - I'll let you know how we get on!

[SarfEasticated]

So! Crowther Road was a nice house, but yes Portland Road wasn't that lovely, and the house on Harrington Road just around the corner from a bit petrol station - not really great. We saw some places in Macclesfield Road, which were nice in and peaceful and close to the Country Park, but a bit of a hike to the station. We'll try Grange Road and South Norwood Hill next weekend!
Thanks for your help :)

[notnow2]

Ross road and Falkland park avenue are decent roads but a longish walk. Reasonable prices properties

[SarfEasticated]

Yes notnow not sure if I fancy a 20min walk up hill at the end of every day!

[SarfEasticated]

Would it be quicker to walk to Crystal palace?

[notnow2]

Not sure - would probably be an equal distance. Shame as I like those roads and more reasonable prices (probably due to the distance from stations!)

[meadowquark]

Macclesfield road with gardens backing to the Country park will likely to be build up with a new secondary playing fields. Not everyone minds it, but just so you know.

[SarfEasticated]

I'll try up the hill too, next week. I did like it more up there, near the woods and the little park on Grange Road - houses are all around the £400-450k mark up there though. I could walk down the hill to Norwood J in the morning, and down the hill from Crystal Palace in the evening.

[indieblack]

Afraid life on the hill means learning to love the bus... 196 to Norwood Junction/Brixton. 468 to Croydon/Elephant. 249 to Clapham or Crystal Palace triangle if you're feeling lazy

[indieblack]

Did you make it up the hill Sarf?

[SarfEasticated]

Going to see it next Saturday, so bit of a wait, but I am going! There's something about that house on SNH that calls to me. Reminds me of my grandparents I think. I hope it's as big as it looks from the piccies.
I have been trying to get decent info about Cypress Primary. I have found a blog post saying the school will be enlarged to 4 form entry, but not sure if that has happened, and I also don't understand why it gets such an average Ofsted but still they plan to enlarge it. I don't really care too much about Ofsted, just want school to be warm friendly and fun, but I am a leetle wary.

[GreenEggs8Ham]

We moved to Warminster Road in Jan of this year. 5 mins to Norwood Lake, under 15 mins walk to the station, incredibly quiet and great neighbours. Also been able to get involved with stuff at Stanley Halls, 5 mins away - film nights, vintage fair etc. Really enjoying it so far. No kids yet so haven't really thought about schools (prob should have).

[indieblack]

Stanley Halls has real potential. Was at the Christmas fair and met some great people spent far too much Cypress is a conundrum. It was Ofsted outstanding but the last inspection wasn't great (though recent interim reports and their improvement plans look good) Despite this it has a good rep locally and is v popular and oversubscribed. My neighbours really rate it esp. for individual care and attention.

[SarfEasticated]

Well went to see the house on SNH yesterday and it was disappointing. The EA pics made it look cavernous, and it was a bit dingy and grim when we got there. :(
It seems that my hope of a decent house around £400k is a little optimistic, but I like the feeling of the Hill more that down by the country park. Nice house for sale on Ross Road, but maybe a bit too far to the station. I will just hope that more houses come on after xmas
I really like the look of Cypress - the grounds are a big plus point - that kind of space and freedom looks amazing.

[indieblack]

Don't discount Ross Rd etc. It's not that far downhill in the mornthough I'd get the bus back home V close to Cypress; good luck in the New Year!

[SarfEasticatedMumma]

Still doggedly searching for the right house in SE25. Budget £425 - 3 beds preferred. Do any of you lovely people fancy suggesting nice areas? I'm getting a bit demoralized now.

[meadowquark]

Sarf, you budget is very good for SN. Why is that you are struggling to find a house? Any specific criteria aside from to be nearby a good primary school?