Plumstead? Safe? Good value?

[Jordan31]

Hello all

Looking at moving to Plumstead from leafy Buckinghamshire.

Why?

• To be in London - nearer work (city)
• Crossrail
• Value for money - Plumstead 2/3 bed house versus bucks 1 bed flat
• Hopefully make some money on the property as this is the last affordable place in London for most.

Roads tipped are around the common but which are best?

Would you recommend the area?
Is it safe?
Is it worth taking the risk for a cheaper and quicker journey to work?
Could it be worth maybe buying a place which needs some work and living in the area for 2/3 years hoping the housing market continues its upward trend and we make £50k or so profit.

We don't have kids.
Both need to commute to city/central
We have £400k
We want a house over a flat.

Any other recommended area welcome.

My sole worry is the crime in the area. Is Plumstead and the surrounding areas safe?
Bear in mind where we live we only hear a police siren maybe once every two weeks?

Gamer horses for courses I think. I'd feel safer in Plumstead than Lewisham/Deptford. I was at one of those trendy new bars on Deptford High St the other week and got approached several times for money - never happened in Plumstead or in the bars of the new arsenal development. Plumstead has a very localised crime rate, probably like Lewisham. For example, Downham is very different to Hither Green I would imagine for crime stats and they're practically next door to each other.

OP not sure if I've mentioned it but the Plumstead people group on Facebook is good for a warts n all view of the area.

I've lived in Plumstead for about ten years moved from a smaller house on a road down by the station to one of the bigger places up on the common. I love it here, very kind neighbours and nice community feel. It's so green and pleasant with the green spaces I've seen a massive change, loads of families in the area. I walk around at night time with no problem but maybe I've been lucky!

I have to say that the Plumstead people fb page does tend on the negative side in my view!

The Plumstead People FB gives a really one sided view of the area, in my view anyway. I moved away two years ago, not because I wanted out of Plumstead, it was London that I wanted to leave and I’ve gone up North.

I lived just off Plumstead common, I think it’s a lovely area. The Plumstead Pantry is fab for brunch. I never once felt anything but safe there. None of my neighbours experienced any crime in the ten years I lived there, yet I was broken into here, which seemed crazy after 22 years in London with no problems.

The crime stats can be misleading I think. I know I looked for where I have moved to and it was as high as Plumstead, just different types of crime. Arson was pretty high up the list, yet I’ve not seen anything of that since I’ve been here.

South-east London is underpriced for the quality of the areas overall because it used to have poor public transport to central London, and acquired a reputation for being dangerous/boring/inaccessible.

The building of Canary Wharf, the DLR and now Crossrail has now made the south east of London really commutable, but there's still a stigma associated with it.

I would listen to people who live in south-east London when deciding where/whether to buy because the reputation and reality really are out of sync (I should mention I don't know Plumstead specifically).

I don't think house prices are rising in London, but I think the SE will slowly rebalance in price compared to other areas because there's now no real reason why it's cheaper other than historical inertia.

We have just moved here (well Plumstead/ Shooters hill depending on where you class the area divide). Plumstead seems to be an area with two sides; 'rough' Plumstead and 'nice' Plumstead. Nice Plumstead seems to be around the Common and a little beyond. Whereas the rougher side seems to be close to Plumstead station and the high street. I am sure there are some lovely property in the rougher area, but we decided it wasn't for us when we went driving through roads around there - but you could pick up a real bargain around there and hope for changes. We spent a lot of time coming here and randomly talking to people on the road/in cafes etc asking if they liked the area and so on - everyone was so bloody positive (nicer side of Plumstead). There seems to be a lot of young professionals and young families moving in and a mix of long term residents - a lot seem to be selling up due to the fact their properties have increased in value massively (4 houses up for sale on our road!). People on our street are very friendly and the Pantry has a lot of social events on too which helps the sense of community. - My partner went to a couple of the socials to try and gauge the area before we moved and ask people what they thought. Feel free to PM me as I will be more than happy to carry on waffling about the area. Like I say it really seems to be an area of two distinct sides.

• re crime rates we went to a police open afternoon this last weekend and asked about crime in the area- they said it is concentrated in certain areas on a whole - not sure how true that is, but thats what they said.

Hi all. I’m a first time buyer in London trying to narrow down choices of where to buy. I’ve lived in Islington most of my life but sadly can’t afford to buy in this area.

I am doing a lot of research which is soon to include a number of day and night time visits to the areas in mind. My budget is just over £300k as I am buying alone. Rightmove and Zoopla indicate that the best areas commute (to work) and price wise are East... so... Plaistow, Ilford, Forest Gate... (I’d throw in East Ham too). Plumstead also seems to offer a similar commute time and potentially more for my budget. I’m not in a rush and will see how prices fair after the stamp duty holiday ends (if it does).

I like period houses, so am drawn to the Victorian conversions/maisonettes. Plumstead seems to have Victorian houses in my budget which is amazing!

Anyway I’m really hoping anyone and everyone with knowledge of these areas will chip in to the conversation. What are your comments about safety/crime? I’ve checked police stats but these aren’t a final picture as we all know. What do people think of the communities and amenities in those areas? Prices are going up in all those areas so they seem to all be “investments”. Any other pearls of wisdom are welcome!

Hi just responding to this thread, hoping to get some more feedback. I am looking at buying in plumstead and wanted to check how things are now 4 years on. Any views or comments on safety/changes ? I am a young professional and am very attracted to the Victorian properties in the area. I have found a place near plumstead high Street but have seen mixed reviews in the thread. Would appreciate your help!

I grew up around there with relatives still close by. I’m afraid no amount of money could ever convince me to move back.

I dont think Cross rail is making much of a difference...it hasnt in Ilford..prices are still relatively low compared to other areas...although ilford really is a ghetto now...poundland and chicken shop vibe..!

@LaraB138

Hi just responding to this thread, hoping to get some more feedback. I am looking at buying in plumstead and wanted to check how things are now 4 years on. Any views or comments on safety/changes ? I am a young professional and am very attracted to the Victorian properties in the area. I have found a place near plumstead high Street but have seen mixed reviews in the thread. Would appreciate your help!

We moved to Plumstead from Walthamstow about 18 months ago and have no regrets.

Like others have said, to a certain extent there is a distinction between the northern end near the High St, which is still fairly run down (although being improved - www.royalgreenwich.gov.uk/info/200200/regeneration/1821/plumstead_regeneration/3) but arguably more convenient for heading into Woolwich or town and the area near the Common.

The area near the Common is much more green, with Plumstead Common, Winns Common and Shrewsbury Park all close by. It also has The Plumstead Pantry and Slade Cafe, which are great local coffee shops, The Plum Tree for craft beer and The Star pub for roasts and pizzas.

Lots of changes are coming to nearby Woolwich over the next few years.

• Woolwich Works www.woolwich.works/ is launching in the Spring (or maybe Summer if Covid delays it).
• Crossrail should (finally) launch next summer which will be similar to putting Woolwich on the tube map and take 20 minutes off journeys into town.
• Woolwich Exchange www.woolwichexchange.co.uk/ will redevelop the whole block across from Crossrail. It's going through the planning process now so might take 5 years or so though.
• The main block facing onto General Gordon Square is being demolished and replaced by a new leisure centre, an expanded Tramshed theatre and the usual mix of new build flats www.royalgreenwich.gov.uk/info/200200/regeneration/2123/woolwich_leisure_centre

There is already a reasonable mix of restaurants in Woolwich, allbeit it could be more extensive. Maya DD's, Kailash Momo, Viet Baguette are all good and The Dial Arch, Guardhouse and Taproom provide pub or pizza respectively.

The crime is really road specific. I live on a busy stretch of road, know my neighbours (was completely new to area) and there’s a good community vibe. However a street or 2 behind, there’ll be a high rate of car vandalism/theft. It’s also become HMO land, you might end up spending £££ to end up living next to students or loud young professionals, rather than family home. The prices doubled between 2013 and 16 cos of the cross rail effect but have plateaued since. 3-4 bed Victorian houses are now 500k min, some for 600k. The common is not nice to hang out on to be honest, anti social behaviour but this, along with car crimes, doesn’t seem to stop the house prices and people buying the picture perfect Victorian terrace.

I like where I live but can’t afford to go from my starter home to a family home in the area and am looking at Sidcup and Mottingham. Loads of family homes around 450k. Large homes for 550k.

Haha - I was reading the beginning of this thread and thinking "Is no one going to mention WoolwichWorks - a massive new cultural centre that will transform the area and its reputation?

And the area will get more popular once Cross Rail opens.

I had a friend who lived in Plumstead and loved it.

It’s great, lots of skips in roads round the common, it’s very much on the up and crossrail has to open eventually. Suspect lots of people working from home will support a few new cafes and shops etc over the next few years. Woolwich is on the up too, lots of flats there but bought by yuppies who will support woke/trendy businesses. Lots of green space, very happy here, good primary schools too. Secondaries less so.