South East London

[Haplesssquirrel]

Hello, I am looking to buy a 2 bed in London with some outdoor space. Budget is around 300k, could be pushed a bit higher.

Quite a few places coming up in my budget are in areas like Thornton Heath, Selhurst, South Norwood, Grove Park and Mottingham. I do know SE London well, but not these areas.

Does anyone have advice on these areas? I’ve read Thornton Heath is a bit rough, but is that outdated information?

Any other advice on which areas SE London to look?

Thanks!

If you want to avoid rough then don’t go anywhere near Thornton Heath, Selhurst or South Norwood. South Norwood does a few nicer things going on than the other two but there’s still a lot of crime, the high street is a complete mess and there’s fly tipping and dog poo everywhere. Croydon council went bankrupt and the council tax is so high with a really poor service in return. On the positive side the transport links are good.

I used to live in South Norwood until not that long ago and you’d have to pay me a significant sum to go back..

Hi I'm in bexleyheath, may be too far out but it's a reasonable area and there are a few options in budget best probably this link.

www.rightmove.co.uk/properties/123811325#/?channel=RES_BUY

Thanks super helpful! Doesn’t sound great. I used to live in Peckham though and it wasn’t exactly clean…but maybe this is worse

im not really sure where the areas delineate. Is it just as bad as what you are saying around Grangewood park? Even slightly to the north of it?

Sorry I don’t really know how to use mumsnet. my last post was to @pinkpetunias !

West Norwood

@Davethecat2001 i think west Norwood is out my budget unfortunately :(

@Haplesssquirrel you can find the odd 2 bedder for just over £325k

www.rightmove.co.uk/properties/83600973#/?channel=RES_BUY

Alternatively have you had a look at Streatham?

Shooters Hill? Eltham? Both nicer than any of the places you’ve mentioned.

If I had your budget I’d think this a good buy: www.rightmove.co.uk/properties/124381328#/?channel=RES_BUY

all those areas are like Peckham but worse and with less going for them imo!

yeah I still wouldn’t want to live round grangewood park, the north area is a bit of a no man’s land. The best part of south Norwood is the lakes area or up towards Crystal Palace (Auckland road etc). Penge is better too.

Would you consider going further out? You’d get more for your money in Bromley and it’s much nicer.

How about this in Crystal Palace?
www.rightmove.co.uk/properties/85449543#/?channel=RES_BUY

Crystal Palace is allegedly the nicest place to live in London according to the Sunday Times.

I second the pp comments about the areas under Croydon Council. If you want to go that way then you'd need to go further out towards South Croydon, Purley, Shirley etc.
I used to live in West Norwood and prices have really shot up

Actually there are plenty of streets in Thornton Heath and South Norwood that are fine: nice community around the school, ordinary families getting along.

Plenty of people living in Brixton and now Streatham Hill who couldn’t afford to upgrade to a bigger place for a growing family moved further south to Thornton Heath.

Also Norbury, still affordable but lots of migration from Brixton and Streatham.

Unfortunately my budget is just over 300, could be pushed to 305, maybe 310 but need to check monthly mortgage cost on the latter. I am watching properties at 325k in case they are reduced. Overall, W. Norwood and Streatham unlikely to be in my budget though given I want outdoor space!

I hadn't looked at Eltham but it looks like a shout thanks! Will definitely start watching for properties there. Not sure about Shooters Hill, is the travel ok? For more detail my criteria:

• I am not hugely bothered about the area, as long as it connects well to one of the central London stations (Victoria, Waterloo, Blackfriars or LDN bridge), i.e. 20-25 minute train within a 15 or so minute walk. I'd like to be near green spaces, and walking distance to an area with a coffee shop, groceries etc. The latter does not have to be right on the doorstep though - I really value the living space and some greenery more than how amazing the area is. That's why I thought living within 20 minutes walk of Crystal palace could be quite good.
• I'd really like to get outdoor space to allow me to easily get a dog, but I may have to give up that dream in my budget and I know that :D
• I am open to Penge (and Anerley) and Bromley, but haven't seen much come up there for me
• Will check out Norbury @SausageAndCash - not sure the connection is great though
• I am buying alone, as a single woman - decent schools nearby not a factor

I live in Lee/Grove Park. People will be quick to put it down but we love it here.
We're right by the lovely Northbrook Park and there is a great sense of community. It's a lot quieter and calmer than the Hither Green side (where I lived most of my life).
There's this - I think you could get it for £310 as its been on for ages..

www.rightmove.co.uk/properties/85454781

They've got the stations mixed up in the listing. Its about 0.3 miles to Lee station and 0.9 to Hither Green. Around 1.1 miles to Grove Park. I know the area very well so feel free to ask any questions!

www.rightmove.co.uk/properties/124523861?utm_campaign=property-details&utm_content=buying&utm_medium=sharing&utm_source=copytoclipboard#/&channel=RES_BUY

This one doesn’t have a garden but it’s right by a big park…nice pub and cafes round the corner too, and 5 mins to the station.

Thanks everyone! I've sent a load of requests for viewing today, fingers crossed. Going to scope out the very north of Thornton Heath at the weekend a little and see how I feel about it. I personally think I'd find it ok, as I'd mostly probably walk over to Crystal Park.

I live in Lee/Grove Park. People will be quick to put it down but we love it here

Many, many of us, just like millions or decent ordinary Londoners, live in areas that are considered rough, scruffy etc, and yes, they are, compared to other areas. But if we want two usable bedrooms, some outdoor space, and we have a budget, we get along with it.

I have always lived in areas derided on MN, have found local friends, great community, kids happy in good schools, learning how to stay clear of people making bad choices.

Some people go further and further out (with attendant travel cost and time), some of us manage fine in areas where the vast majority of residents are just like us: getting by.

I agree with this. We did live in higher green until recently but also looked at Lee.

im not sure why anyone would put it down to be honest - it has Blackheath and Greenwich on its doorstep, it’s a really fast train to Lab, great pubs and shops and lots of families.

Sorry spelling mistakes

i lived in hither green but Lee is close

and it’s fast train to London Bridge

I’d love to live in Hither Green or Lee! Not a huge amount of options for me though, unless I compromise on the outdoor space, which I may end up doing

Recently been househunting for a three bed with garden in South Norwood with a budget of around 460k and we found it was pretty much out of our price range (as in, all the places we could afford needed so much work doing it took them out of budget) so unless you're willing to renovate a wreck yourself DIY I suspect you might struggle with your budget. Thornton Heath was definitely more in budget but we ended up in Plumstead instead

Have a look at Plumstead as well. The Elizabeth line has really helped with transport and is useful for those times there are issues with the mainline trains. Lots of green space too.