New Cross or Bermondsey?

[Rock4please]

We are looking to buy a property in London which is reasonably convenient for the City and West End. We were wondering about New Cross or Bermondsey. Does anyone have any knowledge of these areas? Are they safe? What are the amenities like?

It would be for me and my husband, but our adult children like to visit, so we would prefer 3-4 bedrooms. Our budget is £750k - £850k and ideally we would like a house rather than a flat and somewhere near to good transport links.

All advice greatly welcomed, thanks.

Neither of those areas are known for their safety. Both 'gritty' and urban if you like that. New Cross has a lot of student flats due to Goldsmiths being located there. The Telegraph Hill area of New Cross is nice but I think you'll need a much higher budget for a house. If you go a little further out to Blackheath or Greenwich or Brockley, it is much safer and the transport links via the overland train or DLR are very good. Bermondsey has improved but some huge, problem Estates and gang activity and nowhere nice nearby.

Thanks Mrs P.

Agree with MrsP for that budget definitely would live somewhere a bit less gritty, maybe have a look at forest hill/honor oak as well.

I'm in telegraph hill which although the 'nicer' part is still kind of rough - particularly down the hill. Don't think you could buy a house here for your budget though. For what it's worth, i don't feel scared here. If we had the money, I'd stay here and buy a house.

Personally I don't like Greenwich and would opt for Bermondsey or New Cross. Brockley is worth a look but I'm not sure it's much safer than new cross.

Agree parts of Brockley are a bit grim, especially as you go down towards brockley cross, telegraph hill is very expensive & I always feel as though it’s a bit in the middle of nowhere, some of the houses are lovely though & some nice green spaces but shopping is a meh & traffic can be problematic once you get to the main roads.

www.rightmove.co.uk/property-for-sale/property-7 come to Herne hill - trains to city and west end. Village shops/cafes. Great park. Walk to Brixton for tube / buzzi-ness

Thanks everyone. I don't mind gritty and urban. Being close to transport links is important. Do you think we could find a house in New Cross for our budget and are there any particular streets you would recommend or avoid?

Ric, the link didn't seem toward but I will look at Herne Hill, thanks.

www.rightmove.co.uk/property-for-sale/property-70065868.html

I think that should work - it's the sort of thing in Herne Hill for your budget. That one would be walkable to Brixton too.

I used to live in Bermondsey and loved it for location. A walk to the river, and to the South Bank. Number 1 bus takes you straight into Tottenham Court Road, or the jubilee line is really quick to get you into town or Canary Wharf.
It's been 8 years since I moved so can't really comment on amenities, but they're was a fair amount going on on Bermondsey High Street, and a shopping centre and cinema at Canada Water.

You'd be able to buy a house in the Hatcham Conservation Area or even somewhere like Nunhead which is nice. I'm afraid I can't name specific roads to avoid but I guess I would say avoid the areas that are coming off Old Kent Road.

They are very urban and quite polluted due to the high level of traffic...

I would look closer to Lewisham so you have the option of taking the DLR from Lewisham station when the trains are not working (which is often at the moment). Something like this www.rightmove.co.uk/property-for-sale/property-59596278.html

Don't know about new cross, but that budget is unlikely to get you a 3/4 bed house in a vaguely decent part of bermondsey. The flat we were renting in rotherhithe (just down the road, and cheaper), would have cost about 650k to buy. Small, 2 bed, river views. Can't imagine how much a house would be!

I live on Forest Hill borders with East Dulwich. Quick journeys on the Overground from Forest Hill, with lots of Tube interchanges. It's nice enough, and if you have the money, nice houses can be found. Crystal Palace is also nice.

Have a look at Wapping - nice little enclave with houses - v quiet as no through traffic due to river. Can walk to city from there.
This one is nearby
www.rightmove.co.uk/property-for-sale/property-54387171.html

Thank you so much for these great suggestions. My thinking on New Cross/Bermondsey is that DH and I work in Eastcheap, so would be really handy to just walk over London Bridge.

Also, DS2 is talking about doing a Masters at Goldsmiths, so would maybe come back home for a year, and ideally we would factor that in to any choice. But I do have an open mind and I really like all of the houses which you have linked, so will definitely look at these areas too.

The Wapping house is lovely and would be ideal for Eastcheap and getting to Goldsmiths. Nicer area too than Bermondsey or New Cross.

I live in a gritty part of London and I don’t enjoy walking around Bermondsey at night.

Wapping is like a little village with its cobbled streets and feels v safe. Some of the most amazing historic London pubs fronting the river and over looking Tower Bridge - not many actual restaurants but also there is the brilliant Wilton’s Music Hall which has great productions and a lovely bar.

Don't look in Lewisham. It's such a dump. I work in the City and the train to London Bridge from New Cross Gate takes 6 mins or the overground runs every few minutes and you can go to Canada Water and change onto the jubilee to London Bridge. Links from new cross gate are excellent.

I wouldn't describe Arbour Sq as Wapping - it's a conservation area in Stepney. V close to the City etc. Wapping tends to be more 80s/90s 'loft' apartments and new build houses nearer the river.

Put your adult kids on sofabeds and consider a smaller more central property. Otherwise Herne hill is great as is Crystal Palace