Crystal Palace/Anerley/Penge

[Rozziie]

Hi everyone,

Not sure this is the right place to ask but am looking to buy my first property as a FTB in London and am looking into these areas. I've never lived in SE London before but prices where I am at the moment (Hackney area) are just too high. The area around Crystal Palace seems to have lots of nice period properties, green space and is relatively well connected compared to some of the other areas I've been looking in (Woolwich, Plumstead, Lee).

Is there anything I might want to know, having not spent time around these places? I've already been to a few viewings and have had a nosy round the area and it seems lovely, but it's hard to tell with the pandemic and most things being shut/people not being out and about as much. I'm a single woman buying alone so largely concerned about safety and would also like plenty of things to do locally like cafes, pubs, that kind of thing.

Finally, is it a good time to buy? It's hard to tell what will happen with prices going into a recession. It seems a lot of people are selling for what they bought for a few years ago, or slightly less, because their priority is to move out of the city or upsize with kids. I'm not sure if this means I'll be able to pick up a bargain at this time, or whether prices are going to crash and leave me in negative equity. So hard to know!

Crystal Palace is definitely the more expensive of three you’ve mentioned. You’ll get more for your money housewise in Anerley and Penge, though they lack the plethora of bars and restaurants on your doorstep. But in terms of travel, they’re a bit better - when I was looking, I quite quickly knocked Crystal Palace off my list because it’s on that dog leg of the Overground so has fewer trains per hour and when they’re doing weekend works on the line seems to be always affected.

I moved from to Forest Hill last year, so just up the road from where you’re looking. You mention Woolwich, which is where I moved from (and miss dearly.) Woolwich is very different to Crystal Palace and surrounds but remains both one of my favourite places I’ve ever lived and the best connected. Transport connections is definitely my least favourite thing about living in this particular part of SE London.

Can’t help with a crystal ball about prices. They’re definitely still rising for the moment, I wouldn’t have been able to afford what I bought last year, this year.

I've always loved that area just south of Crystal Palace Park. Like you say, stunning period properties!
Transport was great with Anerley, Penge West and Crystal Palace stations all available. I actually thought that the Overground running to Crystal Palace station was fab because it was the end of the line which meant the train was sat there ready on a cold morning and a seat always available to travel in to London.

I felt safe getting home, but it was only ever 5 mins from one of those stations.

Thanks for the info! That's interesting about the transport...I had heard it was the opposite and that a lot of the West Croydon trains end up terminating at CP! Some of the places I'm looking at would be easily reachable from any of the three stations.

Very interesting about Woolwich...what did you like about living there? I've been a bit put off by the reputation it has of being a bit rough, and the transport connections don't seem great at the moment (although with Crossrail this could change a lot). Do you have any tips for me of where to consider and not consider around Woolwich? Forest Hill looks great as well...I am finding it very hard to decide!

Yes @daisyphase aren't they beautiful! They have so much character! Did you experience any kind of crime issues there? Some of my friends around the SE have been burgled but perhaps that's just a thing everywhere!

Oh I'm sure that's a thing everywhere. I think you should look on one of those crime stats by postcode websites. I just checked out of interest.... E3 had 28 burglaries last month. SE20 had 12. There will be all sorts of quirks to that data, depending on postcode size, number of residents, etc, but I think that would alert you to whether there is an outsized problem in an area you are considering.

Crystal Palace has a lot of period property’s, as you come down the hill towards Penge also some really nice flats, Penge not as fashionable as CP but it’s a good place to live some excellent restaurants couple of good pubs useful shops & is safe I prefer it to anerley tbh.
I’m not keen on Woolwich mainly as I knew it quite well years ago & it had a forlorn vibe about it, I know it has changed a lot over the last few years.

NC in case outing.

I live on the Gipsy Hill side of CP and really like it - great shops / bars / restaurants / parks and feels generally friendly and safe. Not to say there’s no crime - but I’m happy enough walking home in the dark.

Transport is not as good as being on the tube network (obviously) but generally trains are quiet even though there’s not that many per hour. If you need to get to Victoria or London Bridge it’s very easy and quick - less easy if you want different stations.

We live on the Penge/Anerley borders.

The area is often overlooked for CP or Beckenham but it has great transport links and you get more house for your money and I feel very safe. Penge High Street is very useful if not the most fancy but Crystal Palace Triangle is a short walk away if that’s really important to you. It’s also a great community and we love living here.

What’s your budget OP and how many bedrooms?

The area near Penge East station is fantastic with some nice pubs and coffee shops popping up over the past few years. The bit over the other side of the High street (toward Croydon) less so. The Penge East to Victoria train is only 20min, so a fantastic commute.

@Fabgirl it seems like a great area! I can't believe I never considered it earlier tbh. I've been living in East London for several years but have never truly loved it...not much of a sense of community where I am, and not the nicest vibe in parts.

Budget is up to about £290K and one-bedroom...it's just me on my own for now. A useful high street sounds great...tbh it's sometimes better to have that than some of the 'fancy' places with high end butchers and bespoke quirky furniture shops...more convenient for actually living somewhere and buying the things you need!

What do you think of the area around Anerley station? Have seen a couple of places there but a bit unsure as to whether it might be a bit dodgy or loud at night.

I lived there for five years until fairly recently. Anerley was my station, but could also walk to Penge East or West, or if feeling energetic, Clock House. So all the lines into London covered. It was fine but a bit boring - if you want nice restaurants or bars you have to go to CP or Beckenham, both of which are 5/10 mins on the bus. Penge high street is useful rather than trendy (no nice coffee shops etc), with a Wilko, Lidl and Sainsbury the most useful. Though I was v lucky and the new Aldi opened at the end of my road! So handy . I felt as safe as in any other part of London, though there are active gangs in the area due to proximity to Croydon.

However - I would recommend even further out! We now live in Purley and you get much more for your money and it’s quicker into London as there are fast trains - no stopping at 10 stops on the way home. There are so many green spaces here once out of the centre (which is a bit grim). I much prefer it to Anerley/Penge.

With your budget and only needing one bedroom you don't really need to go too far out and could maybe get somewhere in Earlsfield/Tooting/Clapham/Streatham which would have slightly better transport?

www.rightmove.co.uk/properties/75378156#/

@JeremyIronsBenFolds I had looked at Purley but it seems more a family oriented place? The properties there are more houses rather than flats and I was worried it would be very dull for a single mid thirties woman...ideally I'd be within walking distance of pubs, cafes, etc. But perhaps I have the wrong idea?

@bravotango I am also looking at Earlsfield but not quite as much available there in my price range, and it's a bit too busy. My ideal flat would be on a quiet leafy street but also not too far from 'stuff to do' and stations (I know this is a big ask!) I don't like Clapham much and I find Streatham a bit depressing because of the giant road through the middle of it.

My ideal is quiet street, not too far from stuff to do locally and relatively easy journey into central London. I have all this at the moment where I am in East London but prices are just a bit too high for me to buy here :(

It sounds to me like you should probably take a rental in SE London this spring and if you like it, carry on viewing and look for a sale to go through for the autumn. If you become a lodger rather than take an AST you won't be tied in for 6 months so will be able to move out when you need to. It's a massive decision otherwise. But that said, I think these two look lovely for a viewing!
www.rightmove.co.uk/properties/86224987#/
www.rightmove.co.uk/properties/76116423#/

I enquired about the first one and apparently it's already gone. This is a common issue I'm having. Lots of properties on there, I get excited and call about a viewing and am told it's already under offer. The second one is lovely but am a bit concerned about the size of it - floorplan says under 31 square metres...am I being silly to worry about that?

Sandy Hill Road, Woolwich, SE18 7AZ
www.rightmove.co.uk/property/89743993

You could get something like this close to Woolwich Station.

I think Anerley and around are nice too - there are trendier bars etc in that area but SE18 will possibly be a better investment due to Crossrail and the planned regeneration of the centre.

I was exactly the same situation as you and ended up buying in brockley. I wouldn't call it lively! But it is peaceful and leafy, transport is good and I could walk to places like Peckham and Dulwich for a change of scenery. I don't know Crystal Palace particularly well but I have friends there who love it. I would say, that mine was about 40 sq m and it's as small as I would have wanted to go.

Hills. There's a lot of hills. Gotta be fit to walk up them

Couple of really good restaurants in penge, Flavours an Italian
El Molino an amazing Spanish tapas plus the cafe at Alexandra nurseries a little cafe by the crooked billet pub, which looks like a bog standard greasy spoon, but does fantastic homemade Italian dishes
Also the Bridge Tavern in between CP & Penge serves great food & has a nice vibe.
Eden park/Elmers End possibly West Wickham be worth a look as well.

With your budget and desire for things to do / restaurants etc I’d aim to be in striking distance of the Crystal Palace triangle. Depending on your transport requirements you could go for the gipsy hill side or anerley side.

You’ll get more for your money further towards Anerley/Penge. Penge is more of a high street in its own right but it’s more practical than coffee shops etc (though it’s not totally lacking!)

You could also consider Sydenham or Forest Hill - which I’d put somewhere between CP and Penge in the desirability stakes! Both have more restaurants/cafes/shops than Penge but not as much as CP.

Thanks for the info everyone! I'm back from an afternoon of exploring the area.

Thoughts....I LOVE some of the streets near the Crystal Palace 'village' area...Maberley Road (?), Mowbray Road, Belvedere Road....so many stunning period houses! Not so keen on Waldegrave Road but that's where most of the flats in my budget are. Really loved the village and the park and could definitely see myself living there.

Had a good wander round Anerley....seems very mixed...some roads with beautiful period houses and than others with lots of grim looking flats...I see what people mean that it doesn't really have any 'stuff'. I didn't see any supermarket there or practical shops for getting stuff but maybe I didn't look hard enough. It's quite a trek to CP up that hill!

Also had a look round Penge....high street is definitely not beautiful but as you all say, has a lot of useful stuff on it. I haven't viewed anywhere there yet but it's on the list!

I'm avoiding Sydenham for a silly personal reason (someone from the past I don't want to bump into lives there) but might take a look at Forest Hill.

I love Penge. It's such a nice place to live. High street has everything you need and it's well connected.

Crystal palace alllll the way.

I was super sad to leave. the restaurants and bars are great. The park is a joy and if you live around Thicket road anerley park etc you can go to/from crystal palace or anerley station

Cintra road and those on the opposite side are okay too.

I didn't LOVE the gipsy hill side (less good transport links) and preferred to commute from crystal palace as you always got a seat.

Penge has really changed over the last 4 or 5 years so always check whether the people commenting or articles online actually know the area now. Unlike CP and Beckenham where everything is focused on the Triangle or High Street respectively, Penge has some great little places tucked away, usually only 3 or 4 mins from the High street. When I moved to the area 25 years ago I was forever going to CP or Beck for nights out but I never need to these days as the area now offers great competition and choices without hopping on a bus.

For bars/restaurants it has:
Bridge House Tavern (gastropub with garden),
Craft Metropolis (trendy craft beer place),
Goldsmiths (family friendly pub with garden),
Southey taproom (brewery and cute bar),
Alexandra pub (gastropub),
BR3WERY (taproom)

Cafes:
Antonellas (Italian)
Bluebelle (cute homemade meals and cakes)
SE20 Cycles (big garden out the back and great coffee)
Little Things (great coffee)
Kent House Coffee (nice place to watch world go by)
Alexandra Nurseries (garden/vintage place with coffee shop)

Restaurants:
Sicilian Art (pizza)
Friends of Flavours (Italian)
El Molinos (Spanish)
Chez Yves (French)

• all the usual takeaways incl Japanese, Thai, Himalayan, American, etc

The High Street has the usual functional shops (Sainsburys, Wilkos, Poundland, Boots, Superdrug, Homebase, etc). Many people in Beckenham and CP have to come to Penge for these shops.

Transport is fantastic with loads of buses, and trains to Victoria (18 mins, Brixton (9 mins), Canary Wharf (20 mins), Shoreditch (28 mins) and London Bridge (22 mins)

Lots of community activities too in normal times.