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'd be looking at Peckham / East Dulwich / Nunhead and Telegragh Hill with that budget. There are a lot of great primaries.

Peckham and New Cross / New Cross gate are on the overground and also very short journeys to LB / Canada Water.

@sweetbellyhigh each to their own but lennard road is a bit of a non-entity in my mind and for a young couple without kids there's not a huge amount on the doorstep.

Lower Sydenham I'm not a fan of, upper Syd /FH has some lovely pubs, cafes, food shops and super close to green space plus each walking distance to CP and Dulwich.

If you don't have kids yet, live somewhere that's fun for adults too. That would still be Peckham for me but it's also mega kidsville once you have a child. (As is east dulwich).

It seems a lot for either area…

I wouldn’t personally want to live in Beckenham,it is deathly dull. What I would do is edge yourself more into Crystal Palace/Gypsy Hill where you have the triangle etc. I do think Penge is gradually being gentrified, but not sure the schools up to it.

If you want very naice area then Dulwich, but it would be smaller at that price. Other wise Blackheath as PP suggests. But do take a look at CP and GH, still quite good value, lovely green spaces and lively.

You should consider Hither Green and Lee. Outstanding primary schools and very near Blackheath and Greenwich. You'll get a decent house with your budget.

Lower Sydenham I'm not a fan of, upper Syd /FH has some lovely pubs, cafes, food shops and super close to green space plus each walking distance to CP and Dulwich.
Ha. As a resident of Lower Sydenham I was just coming here to say “fucking hell, not Lower Sydenham”. Unless you like a big shopping estate with a choice of B&Q, Screwfix AND Tool Station; dog poo; murder pubs. Some nice conservation areas behind the main road. But yeah, you’ll want the other end of Sydenham, and Forest Hill nicer anyway. But for your budget I’d still choose anywhere else

Another vote for Ladywell. The Vicars road one looks great. Perfect location between two amazing parks. Cute high street. Right around the corner from Lewisham

I’d also agree with what others have said - Hither green or Lee. Very close (walking distance -and quick trains) to Lewisham, Blackheath, Canary Wharf. Lovely parks, large period houses, good local schools and close enough to Greenwich and the city for things to do.

Thank you all for your feedback - I'll go through it all and revert if i have questions (if people will be kind enough to answer).

Multiple suggestions of Hither Green - I looked around a bit. Found some properties that sold recently - do you think those are good value or overpriced? I want to get a sense of the range that I should be looking at.

www.rightmove.co.uk/properties/82453506#/?channel=RES_BUY
www.rightmove.co.uk/properties/113732744#/?channel=RES_BUY

Regarding Dulwich areas - how are the areas towards Tulse Hill? I kind of love this place (sadly already sold), but not sure if that's just me?
www.rightmove.co.uk/properties/108258416#/?channel=RES_BUY

Couple things that are relevant about us - don't have a car yet (but plan on getting one by the time we have kids, because it'll make things easier).
We're in early to mid thirties, but compared to our age group we don't go out as much. Pre-covid we would go our for a nice dinner now and then, but haven't gone often recently. Most of our "going out" consists of visiting friends around London (and if we get a nice new place, we could host most of the gatherings going forward).

Near Elmstead Woods (so Chislehurst/Bromley area with direct train to Lewisham) you get this sort of thing for that budget:
www.rightmove.co.uk/properties/118808990#/?channel=RES_BUY
(and would be in the catchment for a number of good schools and in the golden 'triangle' for secondaries (grammars and non selective)).

I'm sure you can find a decent 3 bed in East Dulwich or Honor Oak for £1 million. Those two houses in your link look staged to the nines (like a developer's property) and the garden in the second house is a. ghastly and b. laughable.

@MrFirstTimeBuyer Yes they seem about right for HG/Lee. The Kellerton Road houses are expensive because of the close proximity to Manor House Gardens, which is lovely.

FWIW I spent the first 14 years of my life in Upper Sydenham/Forest Hill and the next 33 years in Hither Green and Lee. I vastly prefer the latter, it has a much better vibe.

Tulse Hill isn't as nice. West Norwood is OK. Similar amount going on as Dulwich but not as posh. Hither Green isn't much there but location is OK.

I'd suggest you visit a few places, really depends on your preference.

@SE13Mummy

I second the suggestion to look at Ladywell and thereabouts. This property on Vicars Hill might work for you.

Great suggestion, I really like the Vicars Hill place.

How is the area? I don't think I've ever even been within 5 blocks of it.

Price-wise - do you think it's fair? Not many similar places sold recently, it last changed hands in 2017 for 975k (no extension done, but looks like they redid the garden, the basement, the family bathroom, and few bits here and there so that would take some time/money).

Vicars Hill houses are lovely but the conservation area does mean you’re limited to what you can do (ie you need to replace windows like for like etc which can cost a lot) and it is a busy road on a bus route. Right near hilly fields and ladywell fields which are lovely, nice row of shops, quick train to town and easy to get into Lewisham. I really like ladywell.

[quote SummerLews]@MrFirstTimeBuyer Yes they seem about right for HG/Lee. The Kellerton Road houses are expensive because of the close proximity to Manor House Gardens, which is lovely.

FWIW I spent the first 14 years of my life in Upper Sydenham/Forest Hill and the next 33 years in Hither Green and Lee. I vastly prefer the latter, it has a much better vibe.[/quote]
Thanks - love personal feedback.

I heard somewhere that i should stay on the north side of the rail tracks in Hither Green, is there anything to that or fine to venture out to the other side? Prices defintely seem lower there on average.

I'm guessing Chalcroft is on par with Kellerton? I saw this is on the market now, but it's almost 200 sqft smaller, and 75k more expensive than the Kellerton property that sold recently, so not sure what to make of that. Is there something I'm missing or is the new one overpriced?
www.rightmove.co.uk/properties/118830554#/?channel=RES_BUY

@MsFogi

Near Elmstead Woods (so Chislehurst/Bromley area with direct train to Lewisham) you get this sort of thing for that budget: www.rightmove.co.uk/properties/118808990#/?channel=RES_BUY (and would be in the catchment for a number of good schools and in the golden 'triangle' for secondaries (grammars and non selective)).

This one looks amazing! But not sure if we're ready to move that far out at this stage (especialy without a car).

Also, seems like a completely new property, can't even find it on Google Maps. That must be quite rare, no? Don't remember seeing many new houses (but I guess I haven't looked that far out until now).

@MsFogi

Near Elmstead Woods (so Chislehurst/Bromley area with direct train to Lewisham) you get this sort of thing for that budget: www.rightmove.co.uk/properties/118808990#/?channel=RES_BUY (and would be in the catchment for a number of good schools and in the golden 'triangle' for secondaries (grammars and non selective)).

sorry one more question - what is the "golden triangle" for secondaries? I see Bullers Wood secondary (girls) nearby, but nothing else that close?

@stuntbubbles

Lower Sydenham I'm not a fan of, upper Syd /FH has some lovely pubs, cafes, food shops and super close to green space plus each walking distance to CP and Dulwich. Ha. As a resident of Lower Sydenham I was just coming here to say “fucking hell, not Lower Sydenham”. Unless you like a big shopping estate with a choice of B&Q, Screwfix AND Tool Station; dog poo; murder pubs. Some nice conservation areas behind the main road. But yeah, you’ll want the other end of Sydenham, and Forest Hill nicer anyway. But for your budget I’d still choose anywhere else

Murder pubs and sketchy malls were right below good transport links on my list of key features

I'm about 200 m from vicars hill Place. I would expect about 1.3-1.4 for mine - it's bigger so that's upper end of ballpark.

They don't change hands that often - people stay.

Ladywell is super but vicars hill is busy. Only you can decide whether you can live on it. Loads of nice roads off it as I live in one!

[quote Aozora13]I was also wondering about Greenwich/Blackheath. Maze Hill/Westcombe Park is generally cheaper than west Greenwich or Blackheath village. Might not be as big as Penge or Beckenham but more central and a 20-30 min commute. I also like Ladywell, Brockley, parts of Lee and Hither Green, all v well connected to Lewisham for DLR.

www.rightmove.co.uk/properties/118699754#/?channel=RES_BUY

www.rightmove.co.uk/properties/113463290#/?channel=RES_BUY[/quote]
The first one (Calvert Road) would actually be pretty much perfect, but that might be why it's already sold. I have walked around the area, and I recall thinking that the area aroudn East Greenwich Pleasaunce was very lovely.

The second one (Ashburnham) just feels small? But most importantly, I couldn't deal with the basement bedrooms.

Consider Southfields?

@MrFirstTimeBuyer

The Chalcroft/Kellerton/Thornwood houses are very overpriced for what they are. Personally if I had your budget, I would buy something like this and gradually do it up, but I love a project..

www.rightmove.co.uk/properties/112925642

There used to be a big difference and a certain level of snobbery re the different sides of the tracks, but that gap is gradually closing; but yes, the Hither Green Lane side of HG is cheaper.

Handen, Southbrook and Micheldever have the biggest houses and are the most expensive/sought after roads in the area.

@toomanywheeliebins

I'm about 200 m from vicars hill Place. I would expect about 1.3-1.4 for mine - it's bigger so that's upper end of ballpark.

They don't change hands that often - people stay.

Ladywell is super but vicars hill is busy. Only you can decide whether you can live on it. Loads of nice roads off it as I live in one!

That's a good sign I guess, means people aren't running away after a couple years.

I will go scout out the area next weekend, might book a viewing too. Might even swing by in the morning or early evening on a weekday to check out the traffic - I'm guessing it's worst at those times?

[quote SummerLews]@MrFirstTimeBuyer

The Chalcroft/Kellerton/Thornwood houses are very overpriced for what they are. Personally if I had your budget, I would buy something like this and gradually do it up, but I love a project..

www.rightmove.co.uk/properties/112925642

There used to be a big difference and a certain level of snobbery re the different sides of the tracks, but that gap is gradually closing; but yes, the Hither Green Lane side of HG is cheaper.

Handen, Southbrook and Micheldever have the biggest houses and are the most expensive/sought after roads in the area.[/quote]
Thanks, I'll keep that in mind. Do you think it would then make sense to look for (done up) places across the tracks? They will be priced lower than similar properties on the north side, and if the gap closes over time, it would go in our favor.

Neither of us is keen on significant renovation/project work, so our fate will be to overpay a bit for something that's already done up. Wouldn't mind having the option to do a loft/extension in the future if we change our mind, but don't want to count on it.