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!

@dontcallmelen thank you! Would you pick FH over CP? Or is there not much in it?

[quote 76ghv6t7]@dontcallmelen thank you! Would you pick FH over CP? Or is there not much in it?[/quote]
Not much in it really, CP probably has more restaurants/bars bit more buzzy than FH, traffic can be quite problematic in both areas.
Beckenham is another good area for transport, lots of restaurants/bars/cafe more choice for supermarkets, some really nice parks Kelsey Park Croydon recreation ground & Beckenham Place Park has lots of events during more normal times.

Yes the Penge Tourist Board Facebook group is quite fun.
Lots of posts about cats and dinosaurs. 'Stone Penge' and spoof maps and the (light-hearted) rivalry between Penge and Beckenham.

OP have you considered West Norwood?

It's very much improved in the last 10 years, has some lovely period housing stock, a monthly local market (in non-C times), cinema, health centre and lots of nice pubs and cafe's. Schools are good too, both primary and Secondary and you can get into London Bridge or Victoria in around 20 mins, and into Brixton for the tube in 15mins on several buses.

We have been here for some years and I would really recommend a look. You can get to CP in about 10 mins easily by bus too,

I left Penge 5 years ago and I’m still in the PTB Facebook group. It gives me a sense of nostalgia and fond memories.

That's a bit concerning re Penge and safety. I guess it's common in many areas but haven't seen much of that myself in the time I've lived in London.

I have considered West Norwood but all the properties I've seen there are slightly outside my budget. I'm also a bit put off by the lack of transport...it seems like there's just a mainline station and buses, no overground etc. Or is that less of an issue than I think?

Also, anyone know Tulse Hill? I was always put off by it due to a friend who lived there experiencing quite a bit of crime there, but that was 10+ years ago. Has it got any better?

@Rozziie

That's a bit concerning re Penge and safety. I guess it's common in many areas but haven't seen much of that myself in the time I've lived in London.

I have considered West Norwood but all the properties I've seen there are slightly outside my budget. I'm also a bit put off by the lack of transport...it seems like there's just a mainline station and buses, no overground etc. Or is that less of an issue than I think?

I've lived in Penge 25 years and am struggling to recall many crimes. I certainly haven't been a victim.

Have you looked at Brockley or Hither Green (the east side of the station).

I know all the areas you describe fairly well and would suggest one of these places instead.

Unless you can afford to be IN the Crystal Palace triangle.

@Grumpasaurus

Have you looked at Brockley or Hither Green (the east side of the station).

I know all the areas you describe fairly well and would suggest one of these places instead.

Unless you can afford to be IN the Crystal Palace triangle.

I like Brockley a lot for cafes/bars, etc and it's great for getting to East London or London Bridge. Not so good if you need to go to west end or Victoria, etc.

Hither Green is cute but there's not a lot there. Nice houses though but I guess expensive.

@Rozziie I have never had any issues with transport in the 20+ years I have lived in WN. I have worked all over C London too, and also used to commute out to Windsor for many years.

You can be in Clapham Junction in 4 stops from WN, with routes directly into C London, Brighton and Surrey.

Tulse Hill I am less fond of, mostly because it is a big hub with a busy ringroad which takes you either onto the South Circ or into Brixton. There are a couple of nice pubs though - The Tulse Hill Hotel and The Railway.

The WN end is far nicer IMO, particularly the roads off Julians Farm. I have to also say the community vibe here is amazing,

I am a born and bred Londoner and never felt such a sense of community elsewhere.

Same here Bovine never been a victim of crime, we had a spate of catalytic converters being stolen, police dealt with it quickly & quite a few people arrested & charged.
Some nice period property’s in Hither Green agree not a lot there feels a bit isolated.

@Rozziie

That's a bit concerning re Penge and safety. I guess it's common in many areas but haven't seen much of that myself in the time I've lived in London.

I have considered West Norwood but all the properties I've seen there are slightly outside my budget. I'm also a bit put off by the lack of transport...it seems like there's just a mainline station and buses, no overground etc. Or is that less of an issue than I think?

I've lived here for about 13 years and feel very safe.

All parts of London have their criminal elements but I certainly don't worry about taking my kids down the high street etc.

Crystal palace definitely the better of the three. Anerley is more grim but has excellent transport links. Penge is ok on either the Crystal palace side of the high street down as far as the bridge & then again from Sainsburys onwards on the Beckenham side. The roads off the high street tend to be rougher with lots of flats.
The area around Kent House station is much nicer & probably still falls under Penge.

@NK493efc93X1277dd3d6d4

Crystal palace definitely the better of the three. Anerley is more grim but has excellent transport links. Penge is ok on either the Crystal palace side of the high street down as far as the bridge & then again from Sainsburys onwards on the Beckenham side. The roads off the high street tend to be rougher with lots of flats. The area around Kent House station is much nicer & probably still falls under Penge.

There are loads of roads you have dismissed as rough that really aren't and if you'd been down them you'd know that. According to you the Sydenham side of the High Street is rough. That's dozens of roads of lovely Victorian houses, the almshouse of William IV and Watermans, the whole of the Alexandra Cottages conservation area, and all the roads onwards. Why do you think the Alex gastropub and the Alexandra Nurseries vintage coffee shop are in amongst these streets?

There are also nice roads off Maple Road and Avington Grove is lovely too. I'm not sure you know Penge that well....

And Anerley is a very mixed area with beautiful flats and houses near CP Park and some less attractive flats elsewhere.

Penge and Anerley are basically London in a microcosm, good and less appealing areas side by side.

I have a friend on Kingswood Rd and she lives it there. Not rough at all.

@Rozziie My husband and I moved from Angel/Islington to Anerley last October. I loveee the high street in Angel but was renting a 1 bedroom flat. Now, I'm in a 3 bed house with garage and a massive garden (I have a dog). I moved here because I could get a Victorian semi detached house within my budget, and the transport links are excellent (overground from Anerley, fast train from Norwood Junction to London Bridge, train from Kent House to Victoria, train from Elmer's End to Charing Cross). HOWEVER, there is no high street in Anerley, so we have to go to Crystal Palace or Beckenham (either a long walk or a couple mins drive). For your situation, between Anerley/Penge/Crystal Palace, I would recommend Penge or Crystal Palace so you can walk to a high street. My impression of Crystal Palace is that it is quite happening, sometimes so happening I would prefer to be further from the triangle. The park is amazing, if you can walk easily to the park, you can feel like it's your big garden!

Anerley and Penge are so close and merge into each other either side of CP park. Penge has a good functional high street and some good independent business mixed in with wilkos and boots and it also has the lovely hidden gem that is Alexandra Nurseries. There is a great pub opposite called the Alexandra and some really cute streets and cottage type houses around the conservation area. Anerley doesn't have much in the way of shops and cafes but has good transport links as Crystal Palace station is actually in Anerley and there is also Anerely station as well as some really nice houses and it is really lovely around the entrance to the park on Thicket road. CP park is gorgeous although very busy a lot of time time and then there's Crystal Palace triangle for nice pubs, shops and general vibe plus good views.
This is a really lovely area it has an abundance of green space within walking distance such as south Norwood Lakes and then it's also not far from Beckenham Place, Sydenham Wells, Mayow Park, Cator Park and Kelsey and it has a really good community feel. It's a great place to live.

I'm in the process of buying a flat between Anerley / Penge (closer to Anerley) and I'm sooo glad I found this thread! The street I'm buying on isn't exactly glam, just a lot of dull-looking purpose-built flats and some ugly houses, but it's a lot more affordable than everywhere else in I've looked and I got a decent amount of space for my small budget. At first I was a bit put off by the look of the streets and I understand the area may have a shitty reputation in the past, but now it just seems residential and quiet, which is what I wanted for a home. I'm about 10 mins walk from Penge High Street which is pretty good for me. Have been in the CP Park a few times and absolutely loving it. The triangle is 20 mins walk away, and the buzz is nice, but I'm also kinda glad I'm not right next to it cos I'm not a big fan of the traffic there :'D

Now I'm so excited about moving to the area and exploring Penge a bit more, especially the cafes, eateries, plant shops that everyone has mentioned (thank you!

@juninha are you also buying alone? I'm the OP and am having a break from searching as I got so burned out from it, but hoping to restart soon! I saw some really nice flats around CP a few weeks back but I think I was just so exhausted from weeks of back and forth on the train to flat hunt that I couldn't be arsed! Did you go for a purpose built flat?

[quote Rozziie]@juninha are you also buying alone? I'm the OP and am having a break from searching as I got so burned out from it, but hoping to restart soon! I saw some really nice flats around CP a few weeks back but I think I was just so exhausted from weeks of back and forth on the train to flat hunt that I couldn't be arsed! Did you go for a purpose built flat?[/quote]
I'm buying alone indeed :'D Honestly from this process I now have so much respect for people who buy alone in London! Options are soooooo limited unless you're rich or have help from family :/ I completely get you from feeling burnt out and exhausted, not too mention that frustration that there's nothing decent I can afford! I think I am very very very lucky to have found this flat I'm buying very early into my property search journey. It is purpose-built and on a street full of purpose-built flats, so no cute period houses. :/ I'd of course prefer to buy a beautiful period conversion on a lovely street (which there are many of in CP / Penge), but I keep telling myself this is just to get myself on the property ladder, and hopefully with the reno and in a few years I'll be able to buy a nice conversion or even a cute house somewhere.

I'd say keep going, or take a break, then keep going again. I definitely think you are looking in a nice area! And personally I find it a good combination of still being in London but having all the parks and greenery around me. :)

Hi @Rozziie, I am also a FTB and single buying alone - looking at the same areas as you in SE19 and SE20. I was just wondering if you did move there in the end and what your reflections or recommendations are about the different areas Crystal Palace / Anerley / Penge? :)

I live in the area. CP is lively and quite hipster. Prices to match. Penge is more normal but arguably more functional and better transport links. South Norwood has also improved a lot and high street now has cafés and even a cheese and wine shop! And Norwood Junction has 10min train to London Bridge. Young people probably choose CP but for better value and more space, and less busy, I'd choose Penge or South Norwood. Then you have CP up the hill when you want it.

Thank you! This is really useful to know. I’m looking at the bit in between CP, Penge west and Anerley train stations as this seems like a good balance of the things you’ve suggested :)