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Original poster

Thornton heath

40 replies

Annapi · 02/02/2021 17:41

Hello,
Can anyone give me some honest opinion about Thornton Heath? I am about to purchase a property there but every time I go there I feel like this is a bad decision: the area looks pretty bad, in every possible sense.
Am I missing anything?
Thanks
A

OP posts:
RainingBatsAndFrogs · 02/02/2021 18:20

Why are you about to buy there if you feel it is a bad decision?

OK - I live up the road (North) from Thornton Heath.

Generally people move there because you get a lot more house for your money than in, Streatham, say. A lot of people who couldn't afford to move from their flat to a house in Brixton moved to Thornton Heath.

We all make compromises. Need to be in a place where the commute suits our job, and the prices give us the space we need.

It's not my favourite place - Mitcham (Mitcham Earlsfield) or Sutton would suit me better if I needed to move further out for my budget. But it depends on your own circumstances and priorities.

What are yours?

NK493efc93X1277dd3d6d4 · 02/02/2021 20:55

As pp said it's about the price. I can't think of much good to say about Thornton Heath I'm afraid. The public areas are a bit of a dump.
It has a station & a swimming pool & is handy for Selhurst Park if you like football.
Sorry.

Kamma89 · 02/02/2021 21:15

How far are you in your purchase? It's not somewhere I would choose to live honestly, mainly based on the crime stats. You get a lot more house for your money than you do elsewhere in Croydon though & I think the high Street was due to be revamped.

Original poster
Annapi · 02/02/2021 23:29

Well, all I want is a couple of rooms and a garden. But I'll move in alone and feeling safe is key. I initially thought this area was "improving" in the direction of Norwood Junction, but it's not and looks like the famous improvements promised in the high streets never happened.
Wondering if it's a matter of time or if this will simply be one of those forgotten neighbourhoods...

OP posts:
RainingBatsAndFrogs · 03/02/2021 08:42

Are you committed to a purchase OP?

You should feel excited about buying a new place, not apprehensive.

What’s your budget and transport needs etc?

(For various reasons I have been looking at S London properties)

One issue is that Croydon council is bankrupt so I doubt there will be significant regen driven by the LA in the near future.

Original poster
Annapi · 03/02/2021 09:07

I had no idea about the state of Croydon Council, good to know, thank you!
I have just started the process, so it won't be hard to pull out, but haven't done yet because I want to be sure that this place is indeed hopeless. It's a pity, because there is potential but clearly Croydon Council doesn't think this is priority

OP posts:
Mrswalliams1 · 03/02/2021 09:14

It's one of the last places I would consider...sorry.

3orangekissesfromkazan · 03/02/2021 09:23

I don't like TH at all. It's a busy main route into Croydon and the big IKEA there.

Maybe have a look at parts of Streatham instead..?

TansyViolet · 03/02/2021 09:32

I did a course there for a while and had to walk from the station through the high street area. It didn't feel particularly safe or nice round there. I don't know whether the regeneration money would already be ringfenced or not so can't advise on that

TedMullins · 03/02/2021 09:34

I mean it’s not the best place in terms of how it looks and facilities but it’s fine. No more dangerous than anywhere else in London.

Pinkdelight3 · 03/02/2021 10:35

Some bits are okay. If you're close to Norwood Junction that's great for transport and some streets are nice enough. The Norbury end is fairly tame, not lovely but fine. There's some good schools and useful amenities, but it's cheaper for a reason and there's no hiding the scruffy vibe. It's not a forgotten neighbourhood though - Stormzy's from there! So there's upsides to the roughness as well as downsides. If it's just you and you want to get on the property ladder, it's probably fine. If you were a young family then going further out would make more sense if poss.

MythSpentYouth · 03/02/2021 10:37

I don't think it is any more unsafe than anywhere else, really. People get spooked in new areas. It isn't posh or leafy but many of us can't afford to live in places like that, so preferring more expensive suburbs if you have the choice is irrelevant. And we don't all want to move miles away from town.

Streatham is much more expensive than TH - but there are good value properties in Streatham Vale, near Crown Point, Gipsy Hill etc.

I would also look at Norbury. I am buying, and all the little houses I have looked at in Norbury are being bought by young professionals who can't afford Balham, Brixton, Clapham, Streatham Hill , West Norwood. Many have been done up inside. The high street is S London ribbon development, but there is now a good quality restaurant, a trendy coffee shop, and an Antic (hipster) pub will be opening soon (when things open up again).

Transport links are good. It is a couple of stops to the Northern line at Balham, Good train links, loads of buses.

MythSpentYouth · 03/02/2021 10:39

Norbury also has a good family / Mums Facebook network.

SheWouldNever · 03/02/2021 18:15

You mentioned Norwood Junction / South Norwood, would you consider there instead? Better transport links and further away from the busier areas of Croydon with the higher crime stats.

We moved to this area as we couldn’t afford nicer parts of London. It’s really not as bad as it looks on the surface or as bad as people love to tell you. It’s probably the same for Thornton Heath. If living in a deprived area is not for you, North Croydon probably won’t be your bag. If a gentrified area with nice shops etc is important, these areas are never going to be right for you, not for another decade at least... if it happens at all.

We’ve been living round this way for 10 years. There are a few decent pubs, some great restaurants, good green areas, OK schools, and great transport links. Property prices will hold and they have a fair way to go before reaching a ceiling limit. If you are around long enough, property prices in Thornton Heath and South Norwood will probably end up similar to the shift that happened in Crystal Palace over the last 15 or so years.

There was promised money and regenerations of these high streets and towns but Croydon council is bankrupt so that is very unlikely to happen now, don’t expect any cash injections or improvements for these towns any time soon.

GinAndTonicOnIt · 03/02/2021 18:24

I lived in Coulsdon my whole life. Moved away 2 years ago.

I don't mean to sound melodramatic but in all honesty Thornton Heath in my opinion one of the worst places, if not the worst place in the country. It's not safe. Crime rates are sky high. It's just simply a complete dump and Croydon is in such financial ruin there is no chance of a drastic improvement for the foreseeable future.

There are always nice people in the area, as it's close to london you get a mix. But I think that will be diluted now that working from home is becoming more commonplace.

I wouldn't move there if you paid me.

earsup · 03/02/2021 18:48

Friend moved out a few years ago...sold up to return abroad...he always said it was quite desolate....little to do....apparently drug crime is very high...??...I visited a few times and found it to be a really soul less place...dont do it !!..Years ago i bought a place in Camberwell because it was cheap....hated the area...huge crime and muggings daily...had to wait 7 years to sell and make some money on it...now its all changed but doubt thornton heath will improve.

Starseeking · 03/02/2021 19:13

Thornton Heath is awful, it's dreary, drab and full of crime, I wouldn't want to live there.

BlackberrySky · 03/02/2021 19:18

I don't live in the Borough of Croydon but one of the neighbouring ones. Whenever a police incident or crime is mentioned on the local news it is almost always in Thornton Heath or Pollards Hill. Nuff said.

Original poster
Annapi · 03/02/2021 19:33

I love Norwood Junction! It's not even comparable to TH and prices are very different now.
Your feedback are very useful.
I'm not looking for a posh or fancy place at all, I just want a place where I feel safe, I can have a nice coffee around without having to sell a kidney :)
TH offers good house space but once out I feel I need to literally go away, and Norwood Junction isn't far, but isn't behind the corner either.

OP posts:
SheWouldNever · 03/02/2021 19:56

@Annapi Are prices really that different? I just had a quick look on Rightmove and 3 bed houses in TH have asking prices very similar to what I just sold our 3 bed in South Norwood for. Might be different if you are buying new build or flats, though. Housing stock tends to be slightly bigger in TH, too, more houses with driveways and garages than in South Norwood.

Sounds like you have a good grasp of the area and are realistic about what it’s like to live there. I’ve never felt unsafe around here. Kind of the opposite as it’s a busy area so there always tends to be lots of people around on the high street at all hours. Never been burgled. Never been mugged and neither has DH. Unless you are a teenager or in a gang, you’re usually fine. I’m sure TH, like South Norwood, has its pockets of quiet streets and a kind and friendly community beneath its somewhat lacklustre appearance.

MythSpentYouth · 03/02/2021 22:32

Come on @Annapi, tell us your budget and ‘must haves’ for your property : MN loves a Rightmove mission!

TedMullins · 03/02/2021 23:28

@Annapi

I love Norwood Junction! It's not even comparable to TH and prices are very different now. Your feedback are very useful. I'm not looking for a posh or fancy place at all, I just want a place where I feel safe, I can have a nice coffee around without having to sell a kidney :) TH offers good house space but once out I feel I need to literally go away, and Norwood Junction isn't far, but isn't behind the corner either.
I’m not sure about this, I’ve been looking for a cheap flat in south London and have found Norwood junction and Thornton Heath prices are largely in the same bracket. But I don’t know what your budget is or what you want - my budget limits me to one bed flats wherever I look!
Original poster
Annapi · 04/02/2021 07:36

I'm looking for a two bedroom flat with a private garden. Max £290k.
In TH there are also for 280. Much harder in NJ

OP posts:
SheWouldNever · 04/02/2021 08:16

@Annapi Flats do tend to be priced quite highly in South Norwood compared to houses, because it's a prime FTB area and lots more demand for flats. I can see there's a lot more options at £300k and not many 2 bed gardens at a lower budget. Are you looking at the ones priced £300k and offering 10-15k lower? I know from my recent experience dealing with several of the local estate agents that they won't always be assuming they'll get asking price offers, especially now the market is quieter. I've bought three properties in the area and never paid asking price.

Original poster
Annapi · 04/02/2021 08:19

Yes, looking at £300k. Plenty of good maisonette in TH for that price. Not much in NJ, for something decent I need to go higher, even for a flat

OP posts: