Which areas in Bromley, Bexleyheath & Bexley are best for a young family?

[Getitdonet]

Hi all, first time post so pardon the rambling!

I have 2 small DC 1 a baby & 1 just about to start school so good catchment areas is important as is proximity (< 1mile) to station (into main ldn stns) for work.
I don't know bexley area, but I heard that the schools are decent. Main search areas has been proximity to bexley/bexleyheath stns. (Not keen on welling or erith boarders) I am a bit concerned in the cultural mix here also.

I used to live in beckenham but know that my budget can't stretch there so have been looking at brom south, bickley, chislehurst, west wickham/hayes.

Can anyone shed light on what ares/streets would be good value, family wise & monetary & which to avoid. Budget is around £480k for 3 bed. Any advice would be welcomed!!!

Maybe West Wickham?

We moved to Beckenham last year and are renting here (no hope of actually buying anything- prices are crazy!).

We've been to look at a few properties in WW and we really like the area, the high street is not huge but it has a vast array of restaurants, independent shops and supermarkets etc.

Locally, the primary schools all seem to be very good, I think would need to be within/less than 1 mile to ensure you get in.

Property wise, we've been looking at maisonettes/converted flats as these are more in our budget range (£350k max)- buying a 3 bed semi is totally out of our league sadly!

We absolutely love Beckenham, but realistically it's just not affordable for us. Any house (and there don't seem to be that many) on the market is generally several hundred thousand minimum.

Noticed there is a huge, almost over-supply of flats but they are all very pricey- with owners who seem not too bothered about selling unless the exact price or more. Think there are lots of landlords who can simply continue to let it out if the price is not right.

But I guess you are familiar with the area already.

Sorry for going off on a tangent- we have looked at a few more affordable places around Worsley bridge road/towards Lower Sydenham, but the external areas have put us off e.g. furniture dumped in communal areas inside/garden outside and generally a bit run down.

Getting back on topic- West Wickham would definitely be one to investigate carefully.

All of the schools in West Wickham and Hayes are good so it's more of which one suits you best.

I live in sydenham now and would not consider lower sydenham or downham area at all.

Beckenham has got to be one of the pricier part of bromley for sure esp the closer you are to the high street. You might get cheaper going down towards bellingham but any other direction is like inner ldn prices, even the flats. I assume because the rental prices are very high it inflates the value.

Have driven past WW several times and it looks lovely but seems a bit quiet to me and convenience shops seem like a drive away. That said I do like the area and the houses I have seen are usually well maintained and are a decent size plus the schools do not seen over subscribed either. I am probably just used to being a walk away from a high street.

There is a Lidl and two Sainsbury's in West Wickham High Street and a large Tesco in Elmers End which is easy to drive to.

I live in Welling. I was bit concerned when moving here couple years ago but absolutely nothing wrong here.

Thanks.

Still stuck in the areas. Any opinions, suggestions welcomed.....

I think you could get a decent house in Bexley for £480. Or have a look at Sidcup next door. Some nice shops, Waitrose, pizza Express etc and short drive to Greenwich/Blackheath. Or Orpington/Petts Wood?

Hi OP, I can tell you about Hayes/WW/Bromley South areas.

From schools perspective, WW/Hayes is good for Pickhurst School (my number1 choice). Highfield is a fantastic school too. I don’t rate St Marks highly unless you prefer it for religious reasons. If you buy in Hayes, you can be in catchment for Hayes secondary too. It’s excellent. Langley schools are also highly recommended.

Between Hayes and WW, and Westmoreland road area, it’s all safe. Fairacres area might seem a bit rough, but I’ve never heard of problems there. (Friends live in nearby roads)

If you have any specific questions, PM me.

£480k might be too tight for bromley/Hayes/WW for good schools I’m afraid.

Thanks for your comments. @ Mrs Patmore seems that Sidcup is cheaper than bexley/bexleyheath but is it less desirable, for all round investment school, property should I stick to the BB areas?

@Active yeah you are right, properties that I have seen in WW/Hayes close to that require some type of work. Although Bickley seems to have some within budget. I may be able to go closer to £500k but that is at a stretch and to take advantage of the FTB stamp duty. Are there any roads I should avoid and how good is the train service into Ldn, it doesn't seem that it is as frequent as some of the other Bromley stations. Are the schools you mentioned oversubscribed?

Thanks!!

Pickhurst and Highfield are Ofsted outstanding schools. My niece goes to Pickhurst. Its a brilliant school. Both the schools are definitely oversubscribed. You can find catchment areas in this pdf

www.bromley.gov.uk/downloads/file/3171/applying_for_a_school_place_2018

Bickley schools aren't Ofsted outstanding. But I suggest you visit the schools and get a feel for them. Sometimes even a "good" school is fantastic. Its about finding the right school for your child.

I don't know much about the secondary schools scene in Bickley. You may want to look into that too. For girls, Bullerswood is excellent.

Bexley has fantastic secondary options. (Grammars).

Unicorn Primary School in Beckenham is an absolutely fantastic school. It has Elmers End within its catchment area, which is cheaper than Beckenham itself. The train from Elmers End station goes into the City.

Bexleyheath with 480 for a 3 bed is definitely doable. Schools around south bexleyheath are good.

Thanks all.
@frozen would you say south bexleyheath is a desirable area?

What is your budget? You can get cheaper houses toward Elmers End and Beckenham and Penge borders ?

I think Bexleyheath is the least desirable of these areas - some anti social behaviour on/near the High St. Bexley has some great grammar schools for secondary. Sidcup nicer in my opinion. Welling not too bad either or how about Shooters Hill?

Sidcup is quite nice, not the Blackfen part or further down Sidcup Hill but there are some really nice roads in Sidcup not far from the High Street, quite good schools too so I'm told.

Chislehurst - but that is expensive.

The New Eltham/Chislehurst borders have very nice houses and good schools which are less expensive than Chis because of post code - even if within walking distance.

South bexleyheath is definitely better than other areas around. Close to train station and links and the schools are good - I've lived in bexleyheath in a few different parts and I like it.

My sibling lives in Bexley and it's lovely. Easy commute and there's a nice Greek restaurant yum.

I am of the impression, generally speaking Bromley is probably 'nicer' an area than B/B however it is more expensive and I think the schools in B/B are broadly better (get the impression there are more 'outstanding schools dotted about) plus more grammar schools places compared to Bromley. Also my money would go a lot further property size. I could easily get a semi with a huge garden compared to a terrace with mediocre outside space. It does feel like on the surface do I go for house or location as equally important I want to be able to make a decent return when I decide to sell.

I have lived in Beckenham so I am familiar with that side and surrounding area but not others such as Bickley, W Wickham, Hayes, Chislehurst which are my areas I would prefer.

I think I have ruled out welling and I do not want to be in greenwich. I do not know enough about Barnhurst so for now just looking at Bexleyheath & Bexley the specific area and not borough as a whole.
So I should focus on south Bexleyheath and be mindful of being too close to the high street? What about Bexley village, Albany park & Danson park are they any good?
Sidcup has come up but would be keen to know in comparison to B/B how it stacks up on desirability. It does seem cheaper but is there a reason???

Hi I'm in bexleyheath, south and not far from the high Street. It gets busy Friday / Saturday nights but that doesn't spill into residential areas. Depends what sort of area you are looking for. I find it a good place to live, walking distance to plenty of shops, leisure centre, park, railway station, restaurants. Schoolwise crook log not the best reputation, uplands and Upton fine for primary. Grammars good, secondary moderns less so.
Bexley is nice, more villagey, fewer facilities. Albany park just in the housing don't think there is much there.

I live in bexleyheath near Danson Park and the cathment area is great 3 outstanding rated secondary schools. I grew up in welling and to be honest it’s fine and I feel safe walking around there but I do prefer where I live now which is the bexleyheath/bexley village side of bexleyheath, your budget should be enough to get you a decent sized theee bedroom house in this area. Not to familiar with Bromley but used to work there and know it can be hit and miss in terms of areas.

Thanks all

@Active how do I PM pls??