SE London houses - what do you think?

[MrFirstTimeBuyer]

Hi everyone, first time poster, long time reader.

We want to buy a house for a young couple / family in SE London. Budget is around 1-1.25m, and main criteria are a nice/safe area, finished house (not in need of renovation), and decent commute.

Any thoughts on these? The prices seem a bit crazy compared to properties that sold just last year.

www.rightmove.co.uk/properties/118492337#/?channel=RES_BUY

www.rightmove.co.uk/properties/116841581#/?channel=RES_BUY

I'd rather be too conservative and miss out on the first couple, then overpay and regret later. What do you think? Any thoughts/advice greatly appreciated!

I would beware of buying at the top of the market. Of course nobody can predict but I wouldn't over stretch myself at this moment in time. I prefer the first house by miles.

That sounds great then as it’s not far from the High Street. Yes it’s a bit of a walk to the station but the location is good and realistically unless you are the other side of the station (in the roads that run parallel to station) then everywhere is a bit of a walk.

I do get your point about being close to Clock House or Kent House station, but I prefer the actual location of say Kelsey Lane.

@MrFirstTimeBuyer that’s a really good location, not certain on catchment areas I think you would be ok for Langley primary (my GD currently at LP my dd very happy with the school ) Marian Vian/Unicorn could also be a possibility.

short update - we're going through the process of buying a semi-detached house near the Beckenham high street.

Chain is complete (not too long), so kick started the whole process recently.

We just got back the survey report, so wanted to get a second opinion on some of the feedback:

1. few loose roof tiles in one location, one missing tile elsewhere, and moss in the gutters - seems like an easy fix, maybe couple hundred quid at most to fix?
2. couple cracks in the plaster, nothing indicating a more significant underlying problem - fill in and move on?
3. floor "out of plumb" in a couple places (not everywhere, mainly just around places which used to have walls pre-extension) - not sure it can be fixed, but I didn't even notice when we did the viewing, so not a big deal?

Congratulations. No 1 is an easy fix.
Floor out of plumb. I would speak directly to surveyor to check how much. Certain tolerance level is fine.

Sometimes reading surveys are like a horror book but a brief conversation clears it up in layman’s terms.

my kitchen floor is out of plumb and if you put a marble on it it rolls but all is ok. But I would check. If it was severe I presume surveyor would have flagged up as a major issue?

Superficial cracks often present after extending.

Hi. I live in Penge and can confirm like most of London the local soil is clay. With clay, there is movement every now and again so you will suddenly have a random hairline crack in paint/plaster, etc. It's standard. But.... the old saying is if you can put your finger in the crack then worry about it, otherwise just monitor it.

Welcome to the locality, anyway, near neighbour. Beckenham is great for restaurants, posh supermarkets and cafes. If you want nice bars rather than chains then Penge and Crystal Palace are good for alternative nights out. You'll also find a better cinema in CP and a theatre in Penge.

Don't know how close you are to it but Three Hounds in Clock House (or Pengenham as some of us call it) is great for beer and also events like comedy and music nights.

apologies for jumping into the thread, but keen to hear everyone’s thoughts on Eden park area, particularly this beck garden at Langley court development.
Beck gardens

dont really need schools...instead, i like a bit suburban feel but not too remote, still keen on decent pubs and Some amenities/stores so kinda like beckenham high st....

also, I am not looking for a house, just need one or two bed flat for a range of reasons...

commute to London Bridge twice a week, but will be wfh mostly...

looking at copers cope as well...

thanks!

Op I prefer Crystal Palace to penge and beckenham but can’t tell you what 1.2 million will get you

Langley Park around there is seen as nice and is expensive. It's a bit far from the high street and shops for me personally and Eden Park side isn't as nice and just not much going on. Kelsey Park is great though. All depends what you want but I would want a bit more life especially if no kids.

@Birdwatcher1 its a bit out of they way, not much in amenities apart from a tesco local & a small parade of shops, but quite near to Kelsey park also bit of a trek for stations & a bus ride really for any decent coffee bars/restaurants etc.
copers cope depends what end you are, nearer to Beckenham junction the better.
Eden park by the green is fine & along croydon road towards Beckenham is good Elmers end around by the big Tesco is a bit no man’s land apart from the station.

I really wouldn't move to Beckenham for the pubs. They are all chains and when the weekend comes the High Street becomes a war zone. My mate, who lives in Beckenham, goes out in Penge and East Dulwich. He got off a night bus in Beckenham at 4am Saturday morning and people were still fighting outside one of the many late night bars.

That said, by day Beckenham, is nice and has lots of decent cafes and restaurants.

The Jolly Woodman seems like a pretty cool little pub. It's not on the high street but not too far off

Yep, that one is quite nice, if a little cliquey. The best places are the Three Hounds and Br3wery, which are Clock House and Kent House respectively, and therefore also some distance from the High Street, and nearer Penge.

Good to know, thanks for the tip.

Many thanks, everyone! 👍

My neighbour owns Br3wery so I’m biased but it’s a great place they are now doing a variety of takeaway options on a Wednesday evening plus it’s next door to El Molino Spanish restaurant.

I went to the Jolly Woodman for the first time recently. I thought it was lovely.

Just wanted to post an update to let you guys know that we have finally exchanged this week, so we'll be moving to Beckenham soon.

Only took 6months since our offer was accepted...

Woo welcome to beckenham

So which bit of Beckenham did you go for? Clock House, Copers Cope, High Street, Elmers End or the way to Shortlands?

Just south of the High Street. Between Kelsey Park and the Croydon Rec.

Lovely area. Enjoy exploring the high street.

I love Kelsey park. One of my favourites.

Nice. Kelsey Park is lovely. Check out the herons!

Great part of beckenham! Congratulations:)

Congratulation’s hope you will be very happy in your new home.