Moving to Croydon, where would you recommend.

[HarrowToCroydon]

We are thinking of locating to Croydon from Harrow. At first glance Croydon seems more affordable than Harrow. Our budget is around 500k to 575k and happy to do up a house but space is key. The train connections to London from East Croydon are part of the consideration and Croydon feels greener than Harrow. Are there areas you can recommend and areas we should steer clear of?

Another vote for South Norwood. It is still a little edgy however I think the area will only improve. I agree that I would be worried about teenagers out at night but I think that goes for the whole of London. The commute is amazing and the primary schools great.

There are a few options in Beckneham around £575k but you won’t get much for your money. You could try Penge or Anerley or further out like Hayes or West Wickham.

Where are you commuting into? What sort of area are you looking for? And are schools important? I'm in Kenley which is lovely and green, as well as affordable, and 30 mins from London Bridge. If you want a shorter commute, look around Purley, Purley Oaks, or South Croydon station. Or along the other train line - Riddlesdown and Upper Warlingham.

West Wickham (part of Bromley) is a green area close to three train stations. There is Hayes straight to London Bridge or Charing Cross. Then there is Bromley South 20mins straight to Victoria, etc. There is also West Wickham straight to Charing Cross or London Bridge. The bus services are good and shopping is fine in Bromley. Another bonus is the Council tax is less than in Croydon. Schools are decent as well.

You are just as likely to find dodgy areas of Croydon. Coulsdon has access to two railway stations(South and Town), Purley also has additional trains. Both within zone 6.

I live in Hayes, Bromley. You're unlikely to find what you're looking for within your budget at the moment, unless you're willing to take on a doer upper.

You’ll find a 3 bed semi for 525k or 3 bed detached for around 625k in Riddlesdown or Sanderstead. Trains into Victoria or London Bridge take 25 minutes.
There are outstanding primaries and an outstanding secondary if that’s a requirement.
Croydon town centre is run down (though Box Park is great), but we tend to shop in Bromley as it’s not much further to drive if you’re in the south of the borough and much nicer.
Being honest, I wouldn’t let my teens into Croydon on their own but for the moment they’re happy to hang out locally or in Caterham.
Good luck with your seach!

The houses on this road (and near it) are huge and “desirable”. Lovely leafy area with young families. You could easily put up stud wall to have 2 reception rooms again.
www.rightmove.co.uk/property/108036980

You want to look between Purley Oaks and Sanderstead stations, or Sanderstead and South Croydon - from South End moving outwards it gets nicer and greener and more desirable.

Yes, Croydon town centre is desperate for some regeneration but it's really no worse than LOTS of other London boroughs. I can and do frequently go out in the area of an evening and don't feel threatened or get bothered. There are an increasing number of nice places to eat and drink (Mr Fox, Basil and Grape, The Store), as well as Boxpark. I'm hopeful that with the huge investment in homes in the area, commerce will follow - there have been lots of new luxe developments put up recently, one of them has a pool, a number have co-working space etc.

The public transport is great, you have good access to the M25 and the south coast. Depending on where you live the schools are excellent - outstanding or good, at primary and secondary level. Plus you have access to the Sutton and Bromley grammars if you so desire, plus some very good privates.

We've lived here for the past 11 years (he's from Streatham, I'm from Sydenham). We prefer it to either of those.

Broomhall Road, South Croydon
www.rightmove.co.uk/property/89315761

Church Way, Sanderstead, CR2 0JU
www.rightmove.co.uk/property/90779182

Rocklands Drive, South Croydon, CR2
www.rightmove.co.uk/property/79775013

@LBOCS2

Your comment "Yes, Croydon town centre is desperate for some regeneration but it's really no worse than LOTS of other London boroughs. " sums it up.

@BakeOffRewatch

The house you posted, is almost ideal for us.

South Croydon is very green and New Addington has rather large semi detached houses within your budget. That area gets a lot of stick but it's changed a lot and seems to have everything that you need. Croydon in general gets a lot of stick but it's not much different to any south london borough (sorry to those of you who insist it's Surrey)!

Is Croydon that bad?

As others have said, the town centre can do with some regeneration but is no worse than lots of other high streets/town centres, and although I don’t want my (youngish) teens hanging around West Croydon etc, there are many places in London I wouldn’t want them hanging around in either!

Croydon gets a bad rep but it is largely populated, and so if you calculate crime numbers per 1,000 population, per borough, it’s actually a lot further down on the list.

@Inneedofaholiday

Is Croydon that bad?

As others have said, the town centre can do with some regeneration but is no worse than lots of other high streets/town centres, and although I don’t want my (youngish) teens hanging around West Croydon etc, there are many places in London I wouldn’t want them hanging around in either!

Croydon gets a bad rep but it is largely populated, and so if you calculate crime numbers per 1,000 population, per borough, it’s actually a lot further down on the list.

Croydon the Borough, and even much derided places like Thornton Heath, are mostly full of perfectly nice ordinary people and families who need the more affordable end of the housing market plus transport routes.

There is a great deal of sneeriness and snobbishness on MN about many places, and a very high degree of caution and nervousness about many urban areas that I do not find in real life.

No one thinks it’s Hampstead Village, but it isn’t the lawless no go zone it sometimes sounds like here, either.

I have many friends and family who have moved down to Thornton Heath or areas of Croydon because they can’t afford Brixton or Streatham when they need a bigger house. Lovely Victorian streets, quiet, good community.

I agree.
I grew up on Leigham Court Road and went to Dunraven but don’t recognise the Streatham people always talk about on these boards. I moved further out for the reasons you’ve mentioned (and am very happy we did!) and places do change.

I used to live in South Norwood (we only left to be closer to elderly parents). This is about 2 mins from where I used to live and I’d buy it in a heartbeat if I was moving back! You need to be aware of the football stadium but honestly it’s an hour or two of disruption 19 days a year

www.rightmove.co.uk/properties/71571036#/

@Inneedofaholiday

I agree. I grew up on Leigham Court Road and went to Dunraven but don’t recognise the Streatham people always talk about on these boards. I moved further out for the reasons you’ve mentioned (and am very happy we did!) and places do change.

Very, very near me, Inneedofaholiday! I love Streatham 😊

Penge is nice and affordable. Good mix of sensible chain shops (Sainsburys, Wilkos, Homebase, etc) plus lots of good independent cafes, bars and restaurants. You've also got loads of great parks including Crystal Palace Park.

Plus Penge East to Victoria is 18 minutes, or to Brixton in 9 minutes, or Penge West to Shoreditch in 28 mins.

I find the trains from Upper Warlingham fine. But if you didn't think Coulsdon trains were good then maybe you'd feel the same about UWL.

I think the trade off of being far enough from Croydon is worth it.

Such a good location here. Gatwick so close. Trains to the city. Can drive to and shop in Croydon, Crawley, Bluewater easily. The Purley way is great for bigger stores.

The south side of Shirley on the Bromley / Croydon borders is great. West Wickham station is just over a mile away for connections into London (DH commutes into central London, or at least did pre covid) plus loads of green open space.

Admittedly Croydon town centre isn’t great but as a PP said lots of town centres are pretty ropey at the mo. I’m not a shopper but from here Bromley is the same distance as Croydon so we go there if we have to.

I have a teen DD and tbh I wouldn’t want her out in any town centre in the evening.

You will get a lot of people on these threads telling you to steer clear of Croydon, especially anywhere that isn't South Croydon. But sounds like you are quite realistic about what living in a London town is like, and there are parts of Croydon that are green and family friendly with decent schools...and without the price tag and slower trains of south Croydon (which isn't actually amazing for secondaries unless you are going private or religious route or get very lucky with catchment).

I lived in South Norwood for 10 years (recently moved). Financially, I think it is a sound place to buy. It's still reasonable but is definitely on the up - I noticed a big upward swing in the last two years. Lots of young families have recently bought there. Good cafes / restaurants opening up. Within the next 5-10 years, it will go the way of Crystal Palace and you will make good money on your purchase there.

The transport links are very very good, better than most surrounding areas. And there are several lovely parks - south norwood lakes and the country park are both great. Houses on the country park side of portland road are quiet family friendly roads, and are quite a bargain compared to houses near the lake - those come with a completely different price tag due to proximity to crystal palace and seen as a more 'desirable' area.

I'm in Purley - moved from Manchester and one of my main criteria when DH accepted the job that brought us down south was that I didn't want to move into worse/smaller house. South Croydon was (and still would be) one of the very few places that met that requirement!

This was six years ago but we got a liveable four bed period detached in need of updating with a big (though steep) garden for under £600k. 10 mins walk to the station and then 25 mins into central London. Southern trains have significantly improved in reliability in the last couple of years as well.

It's a nice community round here and I have felt really welcome. Outstanding state primaries nearby and good private options. I work in Croydon town centre in Normal Times and have never really felt unsafe, although heading towards West Croydon and along to the hospital is quite dodgy. My work has taken me to Peckham and Tottenham which felt a lot "scarier" to me.

@UpTheJunktion

"No one thinks it’s Hampstead Village"

Ha Ha, I have had more dirty looks in Hampstead Village than Harrow!

@PrestigeSnacks

"But sounds like you are quite realistic about what living in a London town is like"

Yes we are, we are moving from Harrow because we have been priced out. Else, the inner city living I am guessing is no better or worse than Harrow.

Trains from Coulsdon South station take 20 minutes to London Bridge and 25-30 minutes to Victoria.