Beckenham, Bromley or West Norwood??

[SerendipitousMe]

We’d love to move to a bigger house, a big garden would be amazing, with a view to potentially adding a summer house as an annex. Bromley looks great but I work in London (part time) and my kids are in their (very) early teens so I don’t want to saddle them with tricky transport options.

Which do you prefer between the three? Or is there some other area you would recommend? Currently living in Sydenham, where prices are quite high for what I’m looking for.

Any personal experience you may wish to share will be most welcome!

I really, really appreciate all your comments and advice - sorry I can’t say thanks to everyone in person!

Have you looked at Petts Wood or Bickley? I think it's underrated. There are several homes around Bromley with large gardens under £1 mn. Bullers Wood secondary has a good reputation near Bickley. Bickley is on the slow line to Blackfriars but it's a lovely area.
www.rightmove.co.uk/s6p/110775380
www.rightmove.co.uk/s6p/111005042

Chislehurst is lovely and has a fast train to London but it's very hilly. www.rightmove.co.uk/s6p/80113128

West Norwood.

No problem with schools: Some of West Norwood is in catchment for Dunraven. Norwood School does have a good reputation, and Dunraven have just taken over Elmgreen.

West Norwood has the Picturehouse Cinema, a leisure centre, beautiful stylish library, coffee shops, the monthly Feast, lovely cemetery for walks, easy access to Brockwell Park.

Also consider Streatham Hill.
For e.g in a highly desirable road, you’d get into Dunraven, walking distance to Tulse Hill (Thameslink and London Bridge) , Streatham Hill, or quick bus to Brixton tube. Streatham High Rd now has a big M&S Food, independent shops, cafes. www.rightmove.co.uk/properties/109788731#/?channel=RES_BUY

I’m not sure what PPs problem with Norwood is as I live there and I really like it. 12 minutes to London Bridge from Norwood junction. There was a 5 bed semi for sale in South Norwood for 700k so you’d definitely get what you want for that budget. No idea about schools though I’m afraid as I don’t have kids

Oh yes, Petts Wood is nice too

West Norwood without a shadow of a doubt. Still feels like proper London. The library and cinema are great and it has a bit of a buzz

I think West Norwood will be quite similar to Sydenham and it will be harder to find the substantial garden you need to build an annex. Not impossible but ticking all the boxes is going to be more challenging.

As others have said, looking further out around Petts Wood / Bickley / West Wickham / Hayes etc might be a good idea. Also look at Shortland area (in between Beckenham and Bromley). Transport links into London are still decent. All of those areas have a lot of property with larger gardens - i’d look at schools you’re interested in and narrow your search from there, but I don’t think you’re looking for the impossible at all if you cast your net into the wider Bromley borough area.

Teens use the many many opportunities of S and C London a lot more than they use a garden.

Mine did, anyway. They would have hated being moved to the commuter suburbs at that age. Away from friends etc.

Get a big garden when they have left home and you are looking towards retirement.

But then I am an enthusiastic Londoner.

Me too MarianneUnfaithful ! The problem is that my dad will need more room than what we can afford within London due to mobility issues (going up and down stairs is already nearly impossible for him), so it's about making sure he can live with us without compromising his quality of life as well. A big garden will allow us to build an annex for him. I have always lived within London, and I want the same access to culture and friends for my kids, it's a bit of a rock and a hard place situation...

PS I am not much of a gardener so in retirement I'd probably want the city even more

@MarianneUnfaithful

Teens use the many many opportunities of S and C London a lot more than they use a garden.

Mine did, anyway. They would have hated being moved to the commuter suburbs at that age. Away from friends etc.

Get a big garden when they have left home and you are looking towards retirement.

But then I am an enthusiastic Londoner.

I’ve made the move from Sydenham to Beckenham, it’s hardly the ends of the earth or a leap from the gritty inner city into the sleepy suburbs!

Admittedly there’s a more suburban vibe in Beckenham compared to Sydenham but as more and more priced-out families move into the area it’s becoming more ‘Londony’. I’ve found no difference at all when it comes to access to central London and activities for the kids etc. We still have lots of friends in Sydenham and it’s not exactly challenging to stay in touch, it’s a bus ride or a short cycle.

We also moved for space we couldn’t find in Sydenham and have no regrets.

Beckenham is nice but for that price while you can no doubt find a good garden you will have to sacrifice something else or will be more expensive. More likely in Bromley area. And as above, out towards Chislehurst area may work but transport likely becomes more of an issue. I'd settle on an area in Bromley and keep an eye on the market.

You'd defo find what you're looking for in Hayes. Great transport links into London via Bromley South or on the Hayes line. Having said that, I really like Penge too.

the biggest problem with Penge is it's called Penge!

@SerendipitousMe I lived in Sydenham for 5 years and moved to West Wickham last year. I loved Beckenham but was too pricey. With a £1m budget you could buy a 3 bed in any of those areas. Travel from Bromley to Victoria is easy (fast train is 18 mins). My vote would be Beckenham or Bromley. You would get a decent house in WW with a decent garden for less than your budget.

If your children are settled at a secondary already, do you really need to move? Something like this would tick all the boxes and still walking distance to Sydenham.

Kent House Road, Beckenham
www.rightmove.co.uk/property-for-sale/property-111005042.html

Travel from either Bromley or Beckenham is absolutely fine, but then I'm assuming that you want to be within walking distance to the station and I would guess that it is easier to find a house nearer to the station in Beckenham, though there are some roads I can think of nearish to Bromley South.

The difference between Sydenham and Beckenham is not vast after all. But they key is going to be the house with sufficient garden to build additional accommodation (annexe) for the budget. Also have you factored this additional building cost into your budget or will this be met by the sale of your DF's property?

As you have a specific need perhaps it is better to concentrate on the house with the garden space in all areas, within your budget, and then assess where these houses come up, especially since another requirement is being near to a station.

There may well be several suitable houses in different locations but when you then look at exactly how close they are in terms of access to the station they could well be ruled out as there is no way that you could walk to the station.

Any of the areas that you mention are fine for your growing children.
I grew up in Beckenham, my sister's lads grew up in Bromley (one is still there), I have friends in West Norwood. My sister's first flat was in Sydenham, her own family home Bromley. My first flat was in Clapham. I'm just trying to illustrate that actually if you are not in Central London itself the areas surrounding it spread far and wide and still have quite a "London feel".

Norwood school is great, as is Dunraven, Kingsdale and some of the Harris Academies around Norwood and Crystal Palace, so West Norwood gives you options while still having that London feel. These are a few in your budget near Norwood School with decent range of garden sizes. Not in heart of West Norwood but arguably a bit nicer for it and walkable to stations.

www.rightmove.co.uk/properties/107601767#/?channel=RES_BUY
www.rightmove.co.uk/properties/75222948#/?channel=RES_BUY
www.rightmove.co.uk/properties/110986244#/?channel=RES_BUY

I'm around there and looked at Beckenham and Bromley (and Sydenham!) too when we were moving. Beckenham is a good option, well connected and just a bit less Londony. Bromley is great as a separate town and we go to the pool there sometimes, but weren't ready for that further out life, although the connections are still decent if you like the vibe there. There are some big houses on nice roads near the good schools, but it just feels that bit more suburban so depends what's right for you.

Penwortham Road, Sanderstead, Surrey, CR2 0QU
www.rightmove.co.uk/property-for-sale/property-110140304.html

If you still like Sydenham, have you looked at this one?

De Frene Road, Sydenham, London, SE26
www.rightmove.co.uk/properties/110142413

It has a 100ft garden so big enough for an annexe if you wanted.

Or on the same note as a PP, here's another on Penwortham:

Penwortham Road, South Croydon
www.rightmove.co.uk/properties/110955740

@Pinkdelight3

Norwood school is great, as is Dunraven, Kingsdale and some of the Harris Academies around Norwood and Crystal Palace, so West Norwood gives you options while still having that London feel. These are a few in your budget near Norwood School with decent range of garden sizes. Not in heart of West Norwood but arguably a bit nicer for it and walkable to stations.

www.rightmove.co.uk/properties/107601767#/?channel=RES_BUY
www.rightmove.co.uk/properties/75222948#/?channel=RES_BUY
www.rightmove.co.uk/properties/110986244#/?channel=RES_BUY

I'm around there and looked at Beckenham and Bromley (and Sydenham!) too when we were moving. Beckenham is a good option, well connected and just a bit less Londony. Bromley is great as a separate town and we go to the pool there sometimes, but weren't ready for that further out life, although the connections are still decent if you like the vibe there. There are some big houses on nice roads near the good schools, but it just feels that bit more suburban so depends what's right for you.

Is that a double garage in the first link, Beulah Hill? You could convert that to a studio for your Dad.

Beckenham is excellent for teens - good high street (more cafes and restaurants than any other high street in London apparently), plus so many transport links (2 train lines - one from clockhouse to Charing x and one from Beckenham junction to Victoria), plus buses and the night bus, plus trams to Croydon. Harris Beckenham secondary is excellent too.

@NinetyNineRedBalloonsGoBy - it’s true - Nando’s, subway, Starbucks etc all have teen appeal, plus a cinema. And you’re only 10 mins on bus from Bromley for shopping mall, McDs, bigger multiplex cinema, bowling alley etc. Plus it’s really well catered for with sports clubs, leisure centre and lots of open space, paddle boarding in the park.

Actually Beckenham also has another station New Beckenham as well.

West Norwood is excellent - wonderful friendly community

South Norwood/Junction area less good