Buying in South East London

[foodbabytobabybaby]

Hi ladies,

I'm hoping to buy a house this year and am thinking of South East London, where there are still some pockets of affordable housing within a commutable distance into the city. I'd love to live somewhere like Crystal Palace but it's out of our price range (£400k for a 3 bed house) so I've been looking at houses in Croydon instead.

I've heard such mixed things about Croydon, that it's rough with high crime and is generally quite dreary, but on the flip side has a great arts and culture scene and is on the up. As with anywhere, I'm sure there are nice areas and those less so. Does anyone live in or around the Croydon area who can advise on the nicer areas? We're looking for somewhere family-friendly, with green space and good transport links (who isn't??), I'm thinking maybe Purley, Addiscombe, Penge, Shirley Oaks, South Croydon, Waddon, Beddington. I've been told to avoid Thornton Heath and Norbury.

Does anyone have an insight on what it's like to be a family in Croydon? Or can recommend an affordable commuter town?

Any tips would be much appreciated!

Thanks

I just bought on the Thornton Heath/South Norwood/Upper Norwood border and really like it. Good houses for much less but well connected transport and walking distance from Crystal Palace. Croydon as a rule I have become rather fond of - the south of the borough is very leafy and well-heeled, there are tons of open green spaces and the transport is excellent.

@Mistymonday Oh fantastic, that’s really good to hear. Do you feel unsafe at all? I just keep hearing horror stories of gangs, but I currently live in Bermondsey which also supposedly has high crime rates and gangs and I always feel very safe here. It seems like a great Borough which is perhaps a bit misunderstood! Will have to go and explore it as soon as the restrictions ease

I would also avoid Penge, especially if you have children.

Addiscombe is great! Quite a village feel once settled, a great little high street and excellent public transport.

I grew up in East London and it doesn’t feel any worse/different than other areas of East London I have known. Reminds me a bit of the areas like E17 I lived in during/before gentrification. What I like about the area is it has quite a strong community vibe, neighbours talk to each other and there are plenty of people living there that want to make it a nicer place. E.g. someone dug up some plants in a covid-19 road block planter and stole them but one of the neighbours just planted more.
Yes, there are those who don’t take care of the place and some bad elements like anywhere that isn’t ‘up and come’ but it feels like it’s going in the right direction iyswim. It has such good open space, a few nice cafes etc. I’m feeling positive anyway

Sutton might be a better bet than Croydon.

There’s definitely pockets along the tram line that are really nice - Blackhorse Lane, Addiscombe, Arena etc. I lived in Addiscombe for five years and never had a single problem. DH was born in Croydon, grew up in south Norwood and we now live in Beckenham. He wouldn’t say any of those areas were particularly rough - not Peckeham/ Hackney/ wherever housing estate rough.

I grew up in Thornton Heath. And I’ve also lived in South Croydon and East Croydon.

On your list South Croydon and Addiscombe are the nicest areas in my view.

Like anywhere within the M25 there are nice bits and not-so-nice bits. I really don’t understand the rep that Croydon has - someone above mentioned Sutton but in my view I would hate to live there compared to some bits of Croydon.

It’s all relative though.

I now live in the leafy Borough of Bromley - it still has its fair share of arseholes

Look at Kenley, was there for a few years and although I can’t stand Croydon in general, this felt quite a decent area. Walkable to Purley which has good links, plus very good green spaces. 400k 3 bed is possible if you look in the valley.

I don't like Thornton Heath/South Norwood/West Croydon/Penge but that's probably because I grew up not too far & have friends from there (who have all left). Upper Norwood ok but there's nothing really there.

Areas that are nicer are South Croydon, bits of Purley, Shirley, Addiscombe, West Wickham. But further out but Warlingham too.

Not sure what the schools are like though. You may be better looking at Epsom direction?

Ehats wrong with Penge I'm literally down the road from it and its fine

Take a look at Bromley/Chislehurst/Bickley/Petts Wood - all nice areas.

@cyclingmad Penge is nicer than the other areas I mentioned & Im sure crime stats are much lower, I just don't particularly like it. Having said that I wouldn't really choose to live in the nicer areas I mentioned.

Fair enough