Catford/surrounding areas SE London where to live?! Send help

[haventaclue2312]

Hi everyone!

We're currently in East Dulwich in a small 2 bed flat. We need to move as our baby daughter takes up A LOT of real estate with all her sh*t.

Wondering if anyone has gone through similar recently and can recommend any SE neighbourhoods? Our budget will be max £600 I reckon and we're looking for 3 beds with a garden.

I am looking at places like Hither Green etc, but can anyone speak to areas like Penge, also Corbett Estate/Catford? We've a couple of super posh local mates who have completely poo-pooed it which is putting doubt into my mind, but I've seen some beautiful places in these areas and feel like they are immediately putting them down because of things they've heard in the past?

I've heard that Hither Green, Ladywell are lovely 'up and coming', but what do you guys think about Catford etc? Have specifically found a beautiful home on the Corbett Estate I feel quite excited about.

This post is not meant to offend anyone living in these areas by the way, I am genuinely curious and wanting advice and first hand experience of people living there :)

Thank you in advance! X

South Norwood - fast train to London Bridge and you can get a nice house for your budget. Lots of green space, high street finally improving, lots of potential.
Penge is also nice, probably a bit more expensive, so you'll get less for your money etc.

www.rightmove.co.uk/properties/119967638#/?channel=RES_BUY

www.rightmove.co.uk/properties/78517470#/?channel=RES_BUY

If you've seen a nice house that YOU like and it will fit your family for several years, buy it. You must never seek the approval of others, do what's right for you. Catford is fine, it's very safe and family orientated. Thousands of people live there, from all walks of life; rich and poor, black and white, all religions and beliefs - the same as every other area of London. Hither Green is not a utopia, the high street is plagued with street drinkers and drug addicts from the shelters in the local vicinity, the Corbett Estate is far safer. Penge and Sydenham are also fine however few houses in that price range have driveways so if car ownership or having an electric vehicle is important to you then this is something to consider.

Sydenham? You might get something within budget in lower sydenham. Catford is still a bit of a dump although transport links are good and apparently it’s getting ££ pumped into it in regeneration.

Echoing Sydenham. Lower Sydenham will get you to London Bridge lickity spit, then Sydenham and approx 8m bus routes gets you everywhere in London for leisure. Loads of parks in easy reach – Mayow Park is good, plus the Horniman is up the road in Forest Hill, Crystal Palace a short walk away, and there’s a river!

The best thing about Catford is there are no snobby yummy mummys!
Culverly Conservation area is stunning and the Sangley Road shops are very nice. Catford has a lot of social housing so if you're a snob it really won't suit you.

Get on the 176 to it’s final destination of Penge and check it out.

Name changed for this.

Penge is fab. Amazing parks, loads of good primary schools, lots of families and kids, more swimming pools than you can shake a stick at. You're within cycling distance of beckenham place park, which has a swimming lake. The high st is still a bit run down but it's useful- the sort of place where you can get keys cut, go to the Wilkos and pick up DIY stuff. Quite a few good pubs as well- The Alexandra is our favourite- and great community spirit. The transport is also great with lots of options. Overpriced farmers market on Sundays. Crystal Palace is a walk away and has a cinema and fancy market.

I also like it's still quite 'real' and hasn't been totally taken over by artisan bakeries. It's a proper mixed London community and very down to earth. Penge Tourist Board is the local Facebook group. Also you can get back to Dulwich on the 176 and be in Brixton in 6 minutes for street food.

You might struggle for 600k these days unless you're prepared to do a bit of work or be a lot further away from the stations.

The Corbett estate is really nice but we're non-car people and didn't want to be a long walk from the station. I've got quite a soft spot for Catford. There's some good stuff going on but tucked away.

I grew up in Catford (in social housing FWIW) and hate the place. It was a dump back then and a worse one now. I also know Penge well. It is better than it used to be, and is gradually on the up. I agree you have better access to green space and useful shops there.

Penge is great! Well proportioned homes at a decent price compared to East Dulwich/Forest Hill way. Good transport links. Some lovely new breweries, the Bridge Theatre pub, and Alexandra Nurseries. Crystal Palace Park and Beckenham Place Park both super close. And a really nice community feel, check out the Penge Tourist Board on FB.

Grew up in Easy D and it feels like there did in the early 2000s.

We bought on the Corbette estate, but I really didn’t like it at all. Someone else mentioned lots of social housing, we were told by the estate agent who sold the property (we only lasted two years) that the Corbette estate is 75% Lewisham council owned, which means there are upkeep issues with many houses. If your Victorian terrace joins a local authority property, you are dealing with the council if there are any structural issues. Fly-tipping was also a massive issue, not one but two dumped toilet suites were left outside our house on consecutive viewing weekends. I felt CE lacked plenty of parks and the ones it does have (Forster & Mountsfield) weren’t really comparable to other green spaces in surrounding areas like Beckenham, Forest Hill and Sydenham, which is a real pain when you have little folks to entertain.

Where did you end up moving to @Monster80 if you don't mind me asking?

Moved to Catford (the south part, slightly closer to Bellingham) last year and love it. The only place in London (and I’ve lived in all parts) where my neighbours gave me a champagne reception to welcome me to my road. New places are popping up all the time - a beautiful old restored pub two weeks ago with a gorgeous cinema (The Fellowship Inn) and a new one opening up this Friday which was a much loved institution before called The Catford Constitional (it’s going to be three stories). A brand new library opened a few weeks ago, plus there are a lot of exciting plans (look them up) so house will increase in value lots. I’m a short drive or bus ride away from beckenham place park, the most beautiful park in London IMO, and it’s really easy to get to London Bridge (two stops) or all the way up to kings cross / Farringdon on a direct train. Plus you’re above Kent if you want beautiful countryside etc.

I could go on. Another independent cinema, amazing yoga studio, and importantly real sense of community. My friend on the Corbett estate has said she’s made friends for life having children there.

I did the Catford arts trail a few weeks ago - loads of interesting creative people open their doors for chats and to share their art. It’s absolutely lovely - you realise how many interesting people there are around. Plus an arts market started today which will be monthly, then you have a monthly food market and a weekly farmers market at beckenham place park.

it’s still at the beginning of regeneration, and people are right- it is very diverse and has lots of people who live in social housing. But I love that, because I’m not a snob.

I've lived in Brockley, Sydenham and Norwood Junction.

I liked them in that order.

I was down that way for a short while.

Catford is okay. Hither Green is nice
I doubt that you will get 3beds and a garden in Catford within close walking distance of a station and almost no chance in Hither Green.

Mottingham is nice enough but not as vibrant as Catford or Hither Green. There are several properties in and around your budget close to the station.

@DavetheCat2001 Beckenham. Obviously there are pros and cons to all areas and properties, but overall we’re happy.