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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:
glorious · 10/07/2015 23:00

Hither Green all the way! (And for those of you recommending, if you're local join our meet up on mumsnet local!)

MrsFlorrick · 10/07/2015 23:39

If your DH is working in Dartford, I'd look at Blackheath, Hither Green, Bexleyheath and Sevenoaks.

Blackheath is very expensive and you have to be very careful with schools and catchments

Bexleyheath is good too. And handy for London too.

Sevenoaks is a short commute along M25 to Dartford only about 20/25 mins by car.

Look around Sevenoaks in areas such as Dunton Green

Don't discount Hither Green. Quite London but easy access to Dattford and to Blackheath for leisure but without the price tag.

Ullaviking · 10/07/2015 23:40

Been reading through all the messages this morning(morning in Sydney) and feel so grateful for all the advice. This is my first post on mumsnet and I am seriously impressed. I think it is fair to say that sadly dulwich is probably no longer on the list. I was aware that we could only afford flat, but it looks pretty grim especially since prices will keep on going up.

I have found properties in beckenham within our budget and in the catchment area for Langley. They would need some work but that is absolutely fine and I know my husband would prefer it that way so that the value of the property can be maximised. The whole budget thing is a bit difficult as we are not quite sure what my husband's income will be and there are some other variables. So the budget might be slightly higher than 500000...then again prices will have gone up as well.

Thanks ladies for suggesting some other places. Think I might look into for instance Hither Green a bit further. However, was a bit concerned when I did a quick search and there were a few schools rated 3.

Have to admit that I had to look up what a grammar is.

We left London in 2008/2009. We moved from Edinburgh to Sydney 1 1/2 years ago and Sydney is not really plausible long term.

Thanks again everyone.

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Ullaviking · 10/07/2015 23:46

Any areas to avoid in hither green?

OP posts:
NoArmaniNoPunani · 11/07/2015 08:07

I would live in Bexley or Dartford if I were you, both are grammar school areas.

glorious · 11/07/2015 08:45

The side Easy of the railway is nicer and a bit more expensive. Closer to Blackheath. The Brindishe schools are the ones to aim at (there are three). Out local one , Brindishe Green, is outstanding and gets great SATS results on a very mixed intake.

It's nothing like Dulwich but we love it here. Lots of green space with great playgrounds, a few nice cafes and pubs, and lovely children's shop. Lewisham is 15 mins away for high street stuff and the incredible Model Market Street food night market/bars.

As a guide our large 3 bed terrace on the cheaper side of the tracks is worth about 600 but you could probably get a smaller 3 bed for less.

glorious · 11/07/2015 08:49

Oh and no real areas to avoid but personally I wouldn't want to live on Hither Green Lane itself, though my childminder does. It's just relatively busy and there are a few houses let to people who drink all day. It doesn't cause an issue more generally but I wouldn't want to live next door.

I'd check school last distance admitted v carefully too before buying anything. You can find the details in the council booklet 'Starting school in Lewisham '.

clmustard · 11/07/2015 09:46

You could look at dartford itself, there are some nice areas, let the price difference lead you. West Hill Primary and Haberdashers Askes are very good schools

notagenius8 · 11/07/2015 16:01

We just moved to hither green and highly recommend it! Yes east side of rail nicer BUT west side in my opinion presents some of the best value for money for good sized ie not pokey period houses, in terms of value of money, beats all the southeast London clusters that are within easy reach of central London (brockley, forest hill, nunhead, crystal palace, but not catford).

Having said that 500k in hither green may mean a two bed house or flat rather than a 3 bed terrace or semi. You could also try catford but not sure about commute to dartford.

glorious · 11/07/2015 16:24

Hello notagenius, welcome to Hither Green! Come and join the local meetup page! I've been away then unwell but will be arranging one soon.

notagenius8 · 11/07/2015 16:36

Thanks for the shout out glorious, will come and find you!

The three reasons for us moving to hither green were good transport links to central London, value for money, and excellent schools, OP you expressed some concerns about hither green schools and I don't quite understand? I hope they are good (the brindishe ones are ofsted excellent) anyway otherwise we have moved to the wrong area!

PettsWoodParadise · 11/07/2015 19:43

For £500k you get a nice 3 bed semi in Petts Wood. Good commute to central London (Oyster card zone 5) and easy drive to Dartford. Great community feel, good primary school with Crofton and various options at secondary including nearby grammars. 22 mins to London Bridge, 28 to CannonSt, but also direct trains to Victoria, City and Charing Cross.

Ullaviking · 12/07/2015 00:44

Thanks glorious and notagenius. To be honest my head is spinning from looking at so many locations, maybe I got the schools mixed up, however, there seems to be one or two secondary schools rated 3, is this correct?would not want to send my son to one that has such a low rating, then again he is only three, almost four, so things could improve drastically. Getting really good vibes about hither green. My husband is actually in London, he arrived today as he has an interview next week, so I have asked him to visit hither green, beckenham and chislehurst. Will look into petts wood too.

Is hither green labour run?

We would be willing to buy a place that need some work done, not major work though!

OP posts:
glorious · 12/07/2015 07:53

Yeah the secondary schools aren't great (for boys anyway ) but as you say who knows by the time your DS would be going. The primary schools have improved a lot since we got here 6 years ago.

Hither Green, Petts Wood and Chislehurst are on the same train line so he could quite easily hop between the three.

In Hither Green I'd suggest he comes down the ramp from the ticket office then turns right and has a wander around that side first. The bit immediately by the station the other side isn't as interesting as it's a 5 minute walk to the shops etc that way.

glorious · 12/07/2015 08:07

Should add btw that Hither Green is on two lines and it's the other one that goes to Dartford.

CreamSubstitute · 12/07/2015 09:15

Hither Green is in the People's Republic of Lewisham. Labour Mayor, all the councillors are Labour, bar one (Green) and all the MPs are Labour.

lucidlady · 12/07/2015 11:54

Hither Green is lovely. We bought in Blackheath but sometimes think we should have explored hither green first. Agree with advice to turn right out of station and head towards manor park gardens etc. Don't worry about secondaries just yet - focus on the primaries, especially the Brindishe schools or St Winifred's if you are Catholic. st Margaret's is also very good, that's on the way up to Blackheath. Happy hunting!

Ullaviking · 12/07/2015 14:16

Thanks everyone. I am going to bed now,way past my bedtimeSmile my husband has been to beckenham today and LOVED it. Chislehurst was not quite his cup of tea and think he is on his way to hither green now.tempted to stay up....but I would pay for it tomorrow.. my son is the superactive kind.

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PettsWoodParadise · 12/07/2015 15:08

Petts Wood is one of the safest London boroughs, to the extent some think it dull. I like to think of it as family friendly and a nice place to live with a good choice of shops, restaurants and good transport links. But then I am biased and couldn't think of a nice place to live that had the best of parks, shops and London only a short ride away.

northerngoldilocks · 12/07/2015 19:48

what are you hoping to buy for 500k, think this could be the deciding factor. In 'Dulwich village' I don't really think it would buy you anything. In East or West Dulwich you might get a 2 bed flat. If you were hoping for a house it could make the decision easier, in that you'd have to move further out.

'Dulwich' in estate agent speak can include East Dulwich (SE22) - more shops and restaurants and 'livelier' (but its all comparative to sleepy Dulwich village), there's the village (SE21) which is lovely - has the picture gallery and Dulwich park, a Gails and a couple of restaurants and a v small parade of shops and W Dulwich - which is quieter and overall more residential.

If you have no train requirements you may get more for your money in West Dulwich but I still don't know what you'd realistically be able to buy for 500k.

northerngoldilocks · 12/07/2015 19:50

ps re schools in East Dulwich and Dulwich Village (and maybe w Dulwich but I'm not as clear on that) all primaries are pretty much good or outstanding (and most of the 'good' ones have some outstanding features per Ofsted), but they have tiny catchments so make sure you research this if you do decide to rent in the Dulwich area.

northerngoldilocks · 12/07/2015 19:56

and I've just seen that I only read page 1 - sorry!!

FeelingHip · 12/07/2015 20:07

You will get much more for your money in Beckenham and it has great (fast) transport links to London. There is loads of green space (check out Kelsey Park) and plenty for children in the area. All the areas you are considering are great, Beckenham may not be quite so grand, but it's still quite grand and much better value. It's a mixed area and you shouldn't have any problems as a Scandinavian / African couple :)

notagenius8 · 13/07/2015 13:32

It is tricky OP isn't it, to find the right neighbourhood, especially when you are not here.

I think firstly you are restricted by your 500k budget (I don't necessarily say this as a bad thing, because it helps you narrow down to a few places that still has good value properties, rather than being confronted with alot of choice, like that lady who was on this forum a while ago with a £3m budget, she could practically live anywhere and had a very difficult time deciding)

Then it's the quality of schooling, as someone else said, if your son is 3 or 4, you have many years before you need to start thinking of secondary schools, and unfortunately no one can plan 7 years ahead, and lots of changes could occur in the interim to the local school scene. I would just focus on the primaries for now.

Next you need to decide if you want the urban or suburban feel, places such as Beckenham, Petts Wood, Chislehurst I would say are more suburban, quieter, greener, bigger houses (maybe more 30s than Victorian/Edwardian), whereas all these "villages" around Lewisham have a more urban feel (busier, noisier, more culturally and racially diverse). Each to their own and you've really got to decide what your personal preference is.

Regarding your husband's and your ethnicities, you will find that the suburbs may be a bit more racially homogeneous, but I would be very surprised if you would experience any sort of discrimination, as London as a whole is one of the most tolerant cities in the world.

Lastly don't forget transport, London doesn't have the most efficient tube/rail networks, with signal failures, development works, and strikes. Try and make your commute as simple as possible. Don't forget to factor in the waiting time as well as the travelling time, this is a good tip someone gave me when I was house hunting, it could take 25 min on the train from place x to central London, but that train may come once every 30 minutes, and this is important to bear in mind/research into.

Good luck!

Ullaviking · 13/07/2015 13:48

My husband went to hither green and I told him to go down the ramp and turn right like suggested by glorious. He went to a lovely cafe there and liked the feel of that area, however, when he tried to find the main high street, asked for directions, he ended up in lewisham! He is on his way back now for a second look around, think he will go to hither green lane.

Am I right in thinking that there are not any big supermarkets in hither green and that you would need to go to lewisham for this? I will not be driving.

Thanks northerngoldilocks easy mistake to make.

Freaking out a bit about school as we would be arriving from Sydney in December, pending successful job interview. When would I have to submit my school 'choices'?We would rent to begin with but the aim would be to buy eventually if we like the area and when we have been able to figure out our budget.. What happens if my son gets into a primary and then when we buy we might not be in the same catchment area. Does that mean that he would have to change school?Really don't want this to happen as my son loves his preschool here and cries when moving is mentioned. Thanks again everyone for your advice, cannot believe I have not used this site earlier.

Sorry does anyone know how difficult it would be to get a preschool place in beckenham/hither green?

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