Rank these areas of SE London in order of preference...

[marinaaquamarina]

If you had £165k max-ish and were looking for a flat or house, ideally 2 bed or very large 1 bed, parking if possible, for a late 20s/early 30s couple, cash buyers but not big earners, no children, bookish, enjoy arts, not really boozers but like occasional eating out, theatre, museums and arty cinema. Would like a home that was not a risky investment with potential to at least, hold its value for a few years and without huge service charges. Safety conscious, mugging averse, collect Nectar points.

Need to be in south/south east London and will need to travel into central London no more than once a week.

Of course, if we can have all of this and an indoor swimming pool and a nice lush garden, that would be even better!

Where would you choose on this list - what would be your order of preference or would you choose somewhere else entirely:

1. Catford
2. Ladywell
3. South Norwood
4. Crystal Palace
5. Sydenham/Anerley/Penge
6. Brockley/New Cross/Forest Hill
7. Eltham
8. Plumstead
9. Woolwich

10. Belvedere 11. Barnehurst 12. Crayford

Faves, top threes, top fives, anything!!!

Hang on

Plumstead Common is not awful at all! You get a lot for your money here. I've never understood why people would write an area off when you can get a much bigger property. I'd much rather have a house and garden than a flat, not having outside space would be awful.

Transport wise Woolwich has buses, train, DLR, Thames Clipper and will have Cross Rail too. All only ten minutes walk from Plumstead Common.

try again

Nooooo ignore my last link

My phone has taken a dislike to it, it's 1 bed flat Parish Road, SE20 it looks lovely

You've had a lot of good advice on here, I live in Forest Hill - on the side very near to Catford, and go to Catford a lot. It has a lovely theatre and great transport links, good schools, some decent pubs. It's really worth a look and there are plans to regenerate the Catford Centre.

Despite living in one of these areas, I'm no fan of S.E London, generally...but of course some places are better than others.

1. Crystal Palace
2. Forest Hill
3. New Cross

1. Sydenham

1. South Norwood
2. Catford

Don't know the rest.

Happy to discuss more over P.M.s.

You can get a 3 bed shared ownership in Bermondsey (the bit of Bermondsey near Tower Bridge, just off Jamaica Road which is all up and coming. They're calling it "Bermondsey Spa", FFS... but it's an ok area. i live near there.) for £165k for a 40% share (flat valued at £410k)

If that's too central then I would look at:

1. Crystal Palace
2. Forest Hill
3. Sydenham

1. New Cross

Don't like any of the other places.

As a life-long SE londoner here's my tuppence worth:

If you're thinking in terms of investment I reckon Catford is a good bet. It seems like it's starting to smarten up, but prices haven't started to go through the roof yet. And transport links are very decent.

If you're thinking of where is nice to actually live now I'd recommend:

1. Crystal Palace. Lots of nice bars & restaurants. Next to the park. Lovely views across London and Kent. Good links into Brixton. I wanted to move there but couldn't find anything at the time, sob.

2. Forest Hill/Sydenham. I ended up here instead . More of a young families vibe, but there are still places to go out in the evening. And I think Sydenham high street is a gem (in that it actually has some useful shops, gasp). New pools at FH. Great transport except getting back from central London after midnight. In which case you're stuck with the 176 bus, which takes for.ever.

3. Brockley/Crofton Park/Ladywell. Again, quite a young family atmosphere, but with bars and restaurants too. A bit closer in to town than CP or FH. But also a bit pricier. To be honest I'm not sure what you'd find for 165k.

4. Anerley/Penge/South Norwood. I don't know these that well. They're pretty suburban and quite run down but basically inoffensive. Penge has some useful shops. But I'd not choose them unless you really had to.

Would avoid the rest, sorry! I grew up closer towards Plumstead/Woolwich/Eltham and they're not that nice. I moved slightly further west for a reason...

Good luck!

Most parts of Barnehurst are OK; Crayford is a bit hmm, Bexleyheath is OK; don't bother with Woolwich. It only takes 35-40 minutes to Cannon Street from Bexleyheath/Barnehurst. A lot of Eltham is not that nice either.

This is a cracking thread and I'm really chuffed that people have given so many opinions.

No matter where we end up - at the moment we'd like either a flat somewhere along the ELL or a bit further east OR a house which we shouldn't really want because it's in Woolwich/Plummy - but bloody hell, it's feehold house in London - how can that not be right!?!?!

But this thread has really highlighted where the best places for investment are - 'cause let's face it - if all you guys want to buy there or already live there - then it's an area which has built in future demand - practically burst bubble proof

Hey... I vote for South Norwood :) Ok let's get serious:

1. Crystal Palace
2. Forest Hill
3. Sydenham/Anerley/Penge
4. South Norwood

Few months ago there were several 2 bed terrace houses (freehold) for sale in South Norwood for 165-175k. Advertised as 175k but sold for around 165. If you not in a rush, wait and one may come up. I agree that paying services fees of 2k per year is ridiculous.
I don't know know other areas too much to be honest...

Someone mentioned Beckenham. Yes it is lovely, but bloody expensive. Unless you find an affordable flat on Elmers End side.

1. Catford
2. Ladywell
3. South Norwood
4. Crystal Palace
5. Sydenham/Anerley/Penge
6. Brockley/New Cross/Forest Hill
7. Eltham
8. Plumstead
9. Woolwich

10. Belvedere 11. Barnehurst 12. Crayford

I'd rate the places I know:

Brockley
Crystal Palace
Anerley/Sydenham/Penge
Ladywell
South Norwood
Catford
Woolwich

Dont know plumstead or barnehurst.

Would avoid Eltham, Crayford and Belvedere. Though I'm sure there are lovely pockets, the areas just have negative connotations for me.

How about this or this or this. The latter is in excellent location, and although it is 1 bedroom, it has conservatory and a similar house recently sold for 149k I think.
Sorry could not find any 2 bed..

Not read the whole thread but Penge isn't a bad place to live, some lovely period properties and Beckenham has a decent high st which isn't too far (20 min walk). The overground is really convenient for getting into London, if you live close to the beckenham end there are also 2 train lines and tram to Croydon.

You mentioned you like top floors and another top floor

\ok
lived in plumsted and charlton and woolwich.

plumstead common was ace, and good housing stock and the reality was that it is 20 minutes to trafalgar square.
Yes over ground but whats wrong with that?
those areas are really close to greenwich and blackheath

However
I have no idea what schools are like as I wasn't in that phase of my life when I lived there.

Plumstead and Woolwich are likely to be on the up once Crossrail is finished and some parts of Plumstead are actually fine, like the Common. Nearby West Thamesmead (note: NOT North or Central Thamesmead - they're miles away but people don't realise that) is away from the more unpleasant parts of Woolwich/Plumstead, can be quite scenic with canals, parks, lakes and the banks of the Thames nearby, half a mile to Plumstead station (25 minutes to London Bridge) and very affordable. We bought there as it was one of the few places we could afford a house way back when. It also has an excellent primary school (Heronsgate) Lived there 8.5 years and never felt unsafe.

Sydenham is nice too, and some parts of Belvedere are as well, but I don't know what they're like to live there, only to walk through!

Don't know what the catch is with this:

www.rightmove.co.uk/property-for-sale/property-26185278.html

But I would pounce on it at that price, it is genuinely under value, maybe they can't get the tenant out.

A quick sale price for a 1 bed in that development would probably be a minimum of £175, usually upwards of £180.

If you could stretch, there is a 2 bed repo in the same development for £180, cash only because parts of the kitchen, making it unmortgageable, are missing: www.rightmove.co.uk/property-for-sale/property-37481512.html With a kitchen this would prob be worth £220K

The development here is maybe 5 years or so old, 5 minute walk from a train station, great investment as it would rent so easily.

Plumstead Common - lots of very arty, creative types, local community market, comedy club, green open spaces, Plumstead Common Environmental Group, Plumstead Integration Project - great local community scene. (Missing a lovely pub but the Mill is v friendly). really easy transport links into town. Close enough to escape into Kent. Local Italian and Greek restaurants in Welling/Eltham and really close to Blackheath and Greenwich by train/cab.