Where shall we move in SE London?

[allovertheworld]

We're currently in a 2 bed flat on zone 1/2 borders, it's fairly big but as DC2 gets older we're starting to feel the squeeze. A few years ago the plan was to move out to Peckham where we have family but I would like a garden and a bit more space than we currently have. We can't afford those in Peckham now, but would still like to be fairly close to family there.

Commutes are to Victoria and the City; DC are 3 and 1; our budget is up to about £900k (though would prefer nearer £700-800k if possible so that we can remain flexible about one of us being PT while kids are small).

Was looking at Forest Hill/Sydenham because it seems you can still get space for your money. Anyone live there and can recommend? Or any other areas we should explore?

Adara, I wouldn't say £1m is an average house (certainly not in my area!) but it's by no means the most expensive either, particularly in zone 3. It is utterly outrageous how expensive London is generally.

Allover - lucky you :) hopefully your revised budget at least allows you a bit more flexibility. Although as as already discussed, this doesn't always make it easier! Good luck

I'm in East Dulwich and love it! If you need to get into the city via Victoria, anything just off lordship lane means the 185 gets you there in about 30 mins. I'm on whately road and you can happily get a 3 bed house here with a garden for that kind of money, though obviously you'd get more space down in Sydenham which is equally nice. Schools around these parts are good too, goose green and heber. Or have you thought about Herne hill? The trains go direct to victoria so a trip there is a bit easier than from Forest hill/Sydenham.

Adara the housing situation in the SE generally is horrifying, you're right. I am very aware that we are in a privileged position with our budget, which still seems pretty unreal to me.

Lisalou, I know East Dulwich fairly well (DH actually used to live in Peckham when it wasn't so fashionable and we'd head to Lordship Lane for the food and drink.) I had discounted it on price, might look again but I am very tempted by the larger gardens further out.

Babydad, having walked round Streatham Hill and Tooting Bec in glorious sunshine I am bit smitten. But transport wise we'd want to be fairly near Streatham itself (rather than the Hill or Common stations.) and probably then on the east of a23 to be nearer Dunraven and Sunnyfield schools. Seems like these streets aren't the nicest ones, though? Would you avoid that bit and have a slightly longer commute to be in one of the fancier bits near Streatham Hill or Copley Park?

(see how much one can learn in just one night's obsessive googling?!)

Streatham Hill goes into Victoria and London Bridge. If you live on the East side of the A23 then you can also use Tulse Hill which has fab connections.
Try looking along Barcombe/Cricklade/Downton Avenues. Really lovely houses and wide roads. Good for the schools too.
Streatham is only going one way and that is up. I love Hither Green already, but Streatham will always have a special place in my heart. It used to be very unfashionable to live there.

It is pricey and totally get where you're coming from, id sell my granny for a garden - renting a 1 bed first floor flat with a toddler

But if I had your budget I'd have this around the corner, loads of potential and a pretty big garden!

www.rightmove.co.uk/property-for-sale/property-49588297.html

Have you looked further east? I am near Blackheath/Greenwich and love it. Several outstanding primary schools in the area, Victoria trains from Blackheath or Lewisham, as well as London Bridge/Cannon Street also pretty handy for Jubilee Line, DLR. Lots of green space, Greenwich Park, Maritime Museum, Blackheath itself - worth a look!

Tooting is lovely and some good schools lots of new restaurants opening. But expensive and rising. If you can't get what you want in Peckham tooting is likely to be even harder. Might be worth a look in the farther stretches of Tooting Broadway near the station rather than tube. Or Streatham is cheaper but also further out.

You could afford something in/near Blackheath for that, direct trains to Victoria and gorgeous as you probably know.

Oh, cross posts with someone in my 'hood too :)

Based on babydad's recommendations:

These are lovely houses Back on to the park, in catchment for Streatham Wells, Dunraven and Hitherfield.

for the same schools and ditto this one at £875K Cheaper but not converted same schools except Streatham Wells would be less likely.

The roads around the ABCD roads are also excellent - Wavertree Rd has an annual street party and everyone knows each other, this also seems true of Downton and the ajoining roads Normanshurst and Nuthurst.

As babydad says, the transport options from these houses include the easy walk down to Tulse Hill with it's trains to London Bridge and the Thameslink line which goes through the City stations. For Victoria walk the other way to Streatham Hill station for direct Victoria trains, or get the bus down Brixton Hill to Brixton tube.

Hillside Gardens (which the first house backs on to) has a one o clock club, loads of community events, tennis courts and is a lovely friendly park, the High Rd is improving all the time with lots of good quality and friendly cafes and restaurants, because of the schools there is a very strong community spirit in the area, your choice of schools is very good - Dunraven primary which is an all-through school to the 'Outstanding' Dunraven secondary, Streatham Wells which is a small one-form entry school with no uniform, Hitherfield with it's children's centre, and all excellent schools. Foe secondary (and although it seems mad it is worth thinking of that now) all these houses would get you into Dunraven or Elmgreen, and then there is the new City Heights Academy on the S Circular.

You are within easy reach of Brockwell Park, Brixton, Balham, so much to do with small children!

Fwiw, I'm about to put a house on the market in Sydenham which has 4 beds and a 120ft garden..