Areas to avoid in Clapham (SW4)

[lilyannofpembleton]

Hello everyone!
I am currently house hunting in Clapham (Clapham Common/South/Clapham Park). I am relatively new to the area, coming from outside London and understand that I am likely to comprise open spaces and relative "polish" for convenience and proximity to the centre of London. I have noticed that in these areas you can find some lovely streets next to not so great ones.

It would be great to get some insight on what areas to avoid in Clapham for any reason (grottiness, safety, reputatio, convenience....) to help me narrow down my search areas. Looking forward to getting your thoughts and reasons behind them!

I would avoid being in Lambeth. Clapham South is best.

What is your budget and your family situation? Are schools are consideration? If you don’t know the area are you we’d go Clapham? There are some beautiful bits but you need to have a good ££££

I lived in the Clapham / Balham area and have never heard of “Clapham Park” as an area … having said that, there’s nowhere particular I would avoid in those areas from a safety point of view. There aren’t that many shops right near Clapham South station itself so I’d rather be near to either Balham or Abbeville Road for convenience.

@WhatAWasteOfOranges Budget is £950. I am looking for a 2/3 bed with outside space.

Clapham Park is not really Clapham in any meaningful sense, is a bit of a nowhere place between Clapham South/Balham and Brixton. Not near transport (other than buses) or shops. I dont really like Clapham too many cars prefer Balham or Wandsworth but I think the nicest bits of Clapham are between the common and Northcote Road, Abbeville village used to be nice, but not sure what is still there.

Haus1234 @ Clapham Park is apparently the area between clapham common south side and kings road. Basically the property I saw was on Park Hill. Is this a good spot?

It depends what you want OP I dont know anything negative about it, it is not particularly near any of the hubs with transport/ shops or very desirable schools - but that might not be relevant. Are you living in Clapham already OP or what is the reason for looking to buy in an unfamiliar area - would look to rent first.

I lived in Clapham and Brixton before moving to Streatham which I think is massively superior to both - I never really got the Clapham hype! It can also be a lot more affordable and it had three train stations that go to Victoria or London Bridge so good connections too. I would prefer that to using the northern line from Clapham, just something to consider.

I think the nicest bits of Clapham are between the common and Northcote Road - that's Battersea, SW11 (not Clapham SW4)

Abbeville village used to be nice, but not sure what is still there - still nice

I think Park Hill is fine - nice leafy road, close to Clapham Common tube and Abbeville village.

For convenience it's worth bearing in mind that Clapham Common station is much more pleasant. Of course things have changed due to Covid, but the Northern line can be very busy by the time it arrives in Clapham heading north. Once you add in the mind-bendingly narrow single platforms at Clapham Common and North (it was very normal to queue outside the station for 20 minutes in the mornings) it could be quite inconvenient. Clapham South has two normal platforms and is therefore a bit more resilient.

I would stay away from main thoroughfares as they can be busy 24/7, especially in the summer. South of the river is a bit different as there is a lot more traffic and bus routes always to cut through residential areas (compared to my experience north of the river). It's worth working out if a bus is going to skim past your house 15 times an hour with passengers looking into your bedroom window or not.

In terms of areas I think generally its nicer to stay away from Brixton and Stockwell. There are many lovely areas of both, but there are also some dive areas.

I lived in Clapham and Brixton before moving to Streatham which I think is massively superior to both - I never really got the Clapham hype! It can also be a lot more affordable and it had three train stations that go to Victoria or London Bridge so good connections too. I would prefer that to using the northern line from Clapham, just something to consider.

On the other hand I would value the night tube (returning in the new year I hear?) and not having to do the mainline to tube connection at London Bridge. Killer at rush hour.

@lilyannofpembleton

Haus1234 @ Clapham Park is apparently the area between clapham common south side and kings road. Basically the property I saw was on Park Hill. Is this a good spot?

It’s not a bad spot, it’s just a bit in the middle of nowhere between tube stops / shopping areas so depends how you feel about that!

As a PP has said, you should be aware that catching the Northern line north between 7.30 and 8.45 is fairly unpleasant from Clapham Common. Definitely try it before you buy if you’re going to be using it!

Apologies I should have said Clapham South station is more pleasant.

@RicStar

Clapham Park is not really Clapham in any meaningful sense, is a bit of a nowhere place between Clapham South/Balham and Brixton. Not near transport (other than buses) or shops. I dont really like Clapham too many cars prefer Balham or Wandsworth but I think the nicest bits of Clapham are between the common and Northcote Road, Abbeville village used to be nice, but not sure what is still there.

When I lived near Clapham Junction 10 years ago we lived in a two bed with outside space and it cost us £1200 back then through an unregistered (found out when attempting to get our deposit back lol) landlord. Not sure you will find what you want on this budget tbh

Argh sorry @RicStar I mean to quote @lilyannofpembleton post on budget before yours

Clapham South is the quietest station along that route I think - both Clapham Common and Balham either side of it are much busier and there are more shops and restaurants in very close proximity. Balham has overground services too, which is great. It also has a decent Sainsburys and a Waitrose which can be helpful if not driving. There is a decent Tesco opposite Clapham South Station too. I lived in Clalham South for a few years and found it very convenient. I probably spent most time in the shops, restaurants and bars in Balham - short, easy walk from Clapham South.

@industryofficegrey I assume she means £950k to buy, not £950 pcm renting which I agree would be wildly unrealistic!

Sorry but you won't get anything in that area on that budget.

@Jaffle

Sorry but you won't get anything in that area on that budget.

I gasped loudly on seeing this post but now I think it's a misunderstanding....

Ah if OP has nearly a £1m to buy then she should be ok though might still find it surprising if you're coming from outside London!

@Jaffle

Sorry but you won't get anything in that area on that budget.

You can get a flat in Clapham for £950k

This is a nice little house for that budget:

Alderbrook Road, Balham
www.rightmove.co.uk/properties/110439083

I have lived in all of these areas. Clapham Park has a lot of estates, hence why it is relatively cheaper than the other areas. Also it is a bit of a walk to any station - I lived on Kings Avenue which was a good 15 mins to either Clapham North or Brixton - but on the plus side Brixton is the start of the Victoria line so can always get a seat. Clapham Park is, however, being significantly developed with a lot of new builds, which could bring the area up.

Clapham South, Common and North are all quite difficult to get on the tube in rush hour (now things are getting back to normal). I also think Clapham Common is quite 'young'.

Balham was my absolute favourite place to live, you have both the tube and the overground, could always get on the train, two big supermarkets, a great community feel with lots of cafes and restaurants, but not full of 20 somethings like Clapham Common.

'Between the Commons' (Wandsworth and Clapham Common) is lovely but very expensive and you wouldn't get much for your budget.

I think Balham is best bet for your budget, you could get a nice maisonette, or a doer-upper house. Clapham Park is best for a nice 3-4 bed house.

@lilyannofpembleton
I used to live on Parkhill (owned a flat). Was perfect for the stage of life we were at. Took 5 mins to walk to the tube and the stuff on the high street. Abbeville road was also very close, it’s got good stuff on it.

Wouldn’t be my choice of area now with kids but pre kids we had a great time there. Never felt unsafe or had any incidents. Didn’t really speak much to neighbours etc

Wandsworth (borough) has cheaper council tax so may be worth factoring in.