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Original poster

Beckenham, chistlehurst or dulwich...please HELP

98 replies

Ullaviking · 10/07/2015 09:25

What are the pros and cons with these places? Possibly relocating back to the uk from sydney around Christmas time and are not familiar with these areas at all, but they are all within commuting distance from my husband's prospective new job and all looks like nice places to stay...if you can believe the estate agents.

My son will turn four in September so any advice about preschools and schools would be most welcome. Also I am Scandinavian and my husband is African so I am very keen to find out if this could be an issue in any of the above mentioned areas.

Any information at all would be helpful. Panicking big time about making the right choice as we desperately want to settle somewhere.

Thanks in advance

OP posts:
stripytees · 10/07/2015 14:27

For commuting into Dartford look at Charlton and Plumstead Common. You could get a house in Plumstead for the same money as a flat in Dulwich, and it's on a direct train line to Dartford. Great schools too.

And there are lots of Scandinavians here. Especially if you're from the country that begins with an F...

MrsHooolie · 10/07/2015 14:27

500k will get you no more than a 2 bed flat in Dulwich.

Seriouslyffs · 10/07/2015 14:45

Reading back you're considering...
TBH if the choice is between Sydney and Plumstead/ Charlton/ Dartford, wild horses wouldn't get me on that plane. And at Christmas so you'd be leaving in Summer for Winter in South London. Culture shock doesn't even begin to describe what you're considering...

lightgreenglass · 10/07/2015 14:54

If I was working in Dartford and commuting by car I would not be living in Dulwich. If you want a 'nice' area then I would look at Hither Green or Lee. £500k doesn't stretch that far in London unfortunately. You should be able to get a 3 bed flat in HG for £500k or a 1930s house for less in Lee/Grove Park (less desirable)

Jedi1 · 10/07/2015 14:54

500k won't get you anything much in dulwich at all, or Chislehurst really. Beckenham maybe but not in the catchment for Langley unless it needs a lot of work.

How about Hayes, or Bromley North?

Bubblesinthesummer · 10/07/2015 14:59

TBH 500k may not get you much in Hayes either.

TheWildRumpyPumpus · 10/07/2015 15:48

This is going to be a shock for you I think. We sold our 3 bed semi in West Wickham (next door to but 'less desirable' than Beckenham) for 590k a few months ago. Schools are better across the board there too.

I don't think you have any idea what you are getting into property price wise - you are certainly not going to be able to afford Dulwich houses or Chislehurst in decent catchment areas.

Commuting by car to Dartford means the A2 or M25 which is just a complete pain in the rear end at any time of day. It's accessible by train depending how close his work is to the station at the other end.

butterfly133 · 10/07/2015 15:56

Dulwich the best by a mile in my view, then Chislehurst. But I am saying this thinking you must have looked at property prices - I think we could buy a tent in Dulwich but that would be it.

SanityClause · 10/07/2015 16:22

I am in Chislehurst, and we really like it. There are lots of woods and green spaces, but it is part of Greater London, so quite accessible to central London by train.

I wouldn't say it was madly convenient for commuting to Dartford by car, though. Having said that, he could easily drive/bus to Sidcup, and commute by train from there, depending on how close his work is to the station in Dartford. Or you could look at Sidcup, itself, where your ?500K would buy you more. It's not as "naice" as Chislehurst, but there are some lovely houses there, and a big park.

I don't know about state junior schools in Sidcup, but I should warn you that senior schools use the grammar system, so if your children don't get in to a grammar, the options maybe somewhat limited.

bialystockandbloom · 10/07/2015 16:32

There are wider outskirts of Dulwich (east Dulwich, west Dulwich, Nunhead, towards Forest hill, Peckham Rye) which are a bit cheaper than Dulwich village and very nice. The village itself is lovely, but within the catchment for the infant/junior school you'd pay minimum £1.5m for 3 bedrooms. In the wider area this would prob go down to £1m for 3 bed house.

Plenty of good state junior schools - Dulwich Village of course, Goose Green, St Johns & St Clements, Goodrich, Heber, and more. There's a new Charter secondary opening in the next couple of years between the village and east Dulwich. There's also Kingsdale towards west Dulwich (which isn't catchment). Obv all the pre-preps, preps and private senior too.

Great area for children your ds's age.

I don't know Chistlehurst very well but it looks pretty. Is much further out though, much more suburban feel.

Beckenham more for your money, but further out and not as pretty as Dulwich or Chistlehurst.

I reckon it would be c.30-45 minutes driving from Dulwich to Dartford.

What about Blackheath, as someone said? Near the A2 which goes straight down to Dartford.

bialystockandbloom · 10/07/2015 16:36

Sorry x-posted. Just seen your budget - Dulwich out of the question sadly. Would get a 2-bed flat not even in the best bits.

What about looking at Mottingham?

butterfly133 · 10/07/2015 17:07

sorry, didn't see your post with the budget figure.

Blackheath won't fall in that either. I am not sure what in London will fall into that, I live somewhere not posh in Zone 5 and we couldn't get a house with that money.

you might like findahood.com for local information.

Applesauce29 · 10/07/2015 18:59

Given your DH is going to be commuting to Dartford and you'll be a SAHM I'd go for a pretty village or town in Kent in your situation. You'll get a lot more for your budget!

Rochester is supposed to be nice (tho it's still a bit of a London commuter town, so you'll pay more because of that). Canterbury and Tenterden are further from Dartford but really beautiful.

Houses in the nice bits of Greenwich near the park and good schools go for around £800k plus for a 2/3 bed. It's gone crazy in the past few years!

You could get a small 3 bed near the good state schools in Chislehurst for £500k, tho you have to watch catchment areas. Edgebury's catchment is tiny (sometimes down to 0.1 mile depending on how many siblings admitted). Red Hill has 3 form entry, so bigger school and catchment. Mead Road is infants only, with 20 places for juniors reserved at Red Hill. There is also a CofE school if you are of that religion, but you need to be practicing and attend the Church regularly. The Catholic School in neighbouring Petts Woods is Outstanding, tho that area's not got as good a reputation as Chislehurst (tho more affordable). Stay away for St Mary's or St Paul's Cray, and Mottingham - they're not great areas!

Applesauce29 · 10/07/2015 19:05

Just looked at some of the places the above poster linked to - some of the ones in Greenwich and Blackheath are very close to the Blackwall tunnel approach road which is one of the most congested and polluted in London. It's also noisy if you live very close. Also, they are planning to put a ferry terminal on Enderby Wharf, and let them run their Diesel engines for power (as opposed to plug into electricity terminal) if current planning doesn't get over-turned, so I'd also avoid the area near this development (tho it's mainly flats)

lucidlady · 10/07/2015 19:15

I'm in Blackheath and would recommend Hither Green - FANTASTIC state schools there!

Apatite1 · 10/07/2015 19:34

I'm sorry Ulla, don't bother with Dulwich on your budget as it won't stretch further than a small flat. Houses are £1m plus generally. Spacious period houses in Dulwich village are £3m plus.

Have you considered crystal palace or forest hill? You might be able to get a small 3 bed there, although in haven't followed the market there lately so it may have escaped your budget already.

I think you need to rapidly bring yourself up to date on how expensive London is now.

Itshouldntmatter · 10/07/2015 20:31

Your budget won't stretch far in beckenham in the catchment of one of the many good schools. You may need to consider moving further out. Also, are you aware you will need to living in your house by January 2016, to be able to make your school application?

DoloresLandingham · 10/07/2015 21:08

Dulwich - Dartford would be a hellish commute.

You'd be better off looking at Blackheath, Charlton, Lewisham and Brockley if you're determined to be in London. If not, look in Kent but bear in mind that it has a grammar school system and that the non-selective schools are therefore very mixed.

Alternatively, if your DH drives and is willing to tackle the Dartford Crossing every day you could look at Essex - Brentwood, Thurrock etc.

Twodogsandahooch · 10/07/2015 21:13

I disagree - Dulwich to Dartford is a doable commute. I've commuted from East Dulwich to both Dartford and Maidstone and both were fine as you were going against the traffic.

Taranta · 10/07/2015 21:19

Ditto above posters re price of Dulwich, we are in nearby Nunhead though it's also fast becoming ridiculously high priced. Schools are a nightmare as stated, tiny catchment areas, like 150m in some cases. What about Honor Oak, Catford or Crofton Park? Close to the A205 for the commute and still near nice green spaces of Peckham Rye, Dulwich Park etc.

MrsPJones · 10/07/2015 21:51

Another shout for Hither Green, excellent schools and on the train line for Dartford, really great community feel, loads of families and activities. £500K is not a lot though unfortunately, may not get you a house. Lots of parks around.

DoloresLandingham · 10/07/2015 22:02

WRT to the commute from Dulwich - the problem IME is that it's fine once you're on the A2, but in order to get there you either have to go north for A202 through Peckham and New Cross or go down to the south circ and get across the hell that is Catford. Hence my suggestions to go further east. You have the further benefit in Lewisham / Hither Green etc that you're on the southeastern rail line direct to Dartford.

butterfly133 · 10/07/2015 22:05

OP, something else I'd consider, how long have you been away? Overcrowding g in London has increased a lot in the last few years. If that would bother you, Kent would be a better choice anyway.

dontcallmelen · 10/07/2015 22:50

Hi OP Beckenham is lovely, really good transport links (three rail stations) easy enough commute to Dartford, lovely parks, leisure centre good choice of supermarkets, Waitrose/Sainbo/Tesco/Lidl.
Good primary schools, balgowan/marian vian/unicorn/alexander/bromley road, your budget 3bed house probably need work, would get a really nice victorian conversion 2bed probably from 375, well worth
giving the area, consideration very family friendly & safe.