Croydon and West Croydon in 2022

[jjcat]

Hi There,
We currently live in Cambridge but are looking to get closer to London to reduce our commuting time (currently 1h30min).

We mainly focussed our research on some cities in Hertfordshire and Surrey (around Redhill) for a short commute time ( around 1 hour) to Farringdon and/or London bridge.

However, with our 475 to 575k budget for a three-bedroom period house with a good size garden (we have two medium size dogs that love to enjoy some play time in the garden and are expecting a baby), it looks like our budget is a bit limited in these areas. Since we are looking in Surrey, we keep having properties in Croydon popping in our research.

From what I learned doing some research, the nice areas in Croydon are located in Croydon East and South. Croydon West is often not recommended because the crime rate is very high and the location is quite dense, but the data is quite outdated, and I was wondering if this area has changed in the last few years (We found a lovely property in Grafton road).

Any advice?

Thanks very much for your help :)

You are right about West Croydon. That area has some problems.
Grafton Road is between 2 busy roads.
I don’t know it well, I just shop in that area (Purley way)

How about this house? Wallington is considered a better place to live.
www.rightmove.co.uk/properties/124106636

Used to live a stones throw from the road in WC you’re talking about but that was decades ago so can’t offer much info as to what it’s like now. That bit is definitely one of the quieter bits compared to nearer the station as there’s not much down there shops wise. Kinda merges into the 30s estate that runs across to Purley way.

I do have a friend who still lives there, he says these days police presence is much better, they even have bobbies on the beat. But I guess that’s as a consequence of it being one of the worst hotspots for crime in the whole of London.

Personally, after spending nearly 10 years of my life in Croydon, I wouldn’t move to anywhere central Croydon for all the tea in China. Its just very grey, drab, run down and frankly depressing. Sorry if that offends anyone, just my experience. You have a reasonable budget so maybe look at Purley area, you still get good value and v quick train links, but it’s a quieter, safer area. Also Coulsdon, Kenley and possibly Caterham although the transport not so quick from there. Just my 2p

My cousin bought and renovated a beautiful period house in Thornton Heath (adjoins West Croydon) but sold recently to move to the coast. The area could be so lovely but there are some significant social issues and high crime. They have a toddler and it just became too big a strain.

We are in South Croydon and love it. We have a toddler and it was great to have lots in walking distance over mat leave, there are plenty of parks around and lots to do in terms of baby groups etc. Would avoid Thornton Heath and West Croydon, but South Croydon, Addiscombe, Sandersted, Purley, Caterham all much better.

Thank you very much; it confirms my first impressions and what I have read until now. We will look at the recommended areas. At the moment there are not a lot of houses on the market, probably because of the holidays, but hopefully, it will be better in September

We live south of Croydon and I agree with @Milknosugar123 's area recommendations. I would also add Coulsdon South, which is on Thameslink so very quick to London Bridge & Farringdon. It's got a nice high street and a community feel. Merstham could also work, and is also on Thameslink. Kenley and Whyteleafe too, though they're not on Thameslink. It's 35ish mins to London Bridge from those stations.

Agree West Croydon is sadly still a bit grim. South Croydon nicer but probably more expensive. look at Addiscombe or South Norwood, which have more going on. Further into the south of the borough, like Coulsdon, Kenley etc is much more suburban.

This is period, overlooks a nice park and is very close to two good train stations. Purley Oaks is nice.

This is lovely and detached - Woldingham is gorgeous, this house seems like a steal so there may be something going on with it?

The only thing about Woldingham is: no shops at all. Unless you count the tiny one up near the top. No pub or anything like that either. It’s near to the station though so that’s good. Both those a little on the small side I’d say too.

Merstham is a good call. Very quick trains, plus Reigate is a 5/10 min drive which is vair naice. Nice house but a bit close to the train

The student nurse who has recently gone missing was last seen by police officers in West Croydon. If you look at the crime map of the area you will see high numbers of sexual and violent offences and in the local paper people are talking about feeling unsafe walking around in the early evening.

The police website is up to date for crime.

Thanks so much, everyone; we have to travel from Cambridge and don't have much time to get the real vibes around here. All your messages are extremely helpful in understanding the area better!

@sarahb083 &@Lonelycrab Thank you sooo much for the houses you sent me, I really like the house in South Croydon, and indeed the Woldingham house is in a fantastic location. I didn't know Woldingham at all; the surroundings look lovely!

Watching

You could try Warlingham & Caterham

Avoid West Croydon & Thornton Heath.

I'm not sure about commute times but you could look at parts of Sutton too

Shirley to the east of Croydon is also a good place to check out. It's easy to get to East Croydon station by tram or bus and is a pleasant, leafy area bordering on Bromley.

@jjcat that south Croydon one that was posted is really nice indeed!!

I used to live in south Croydon but moved further out which I prefer - Croydon town itself is massively in need of major investment and overhaul which will take years really...

I'd check out
Sutton
Wallington
Merstham (more villagey feel if want that)

Or even further out with Redhill, Reigate etc

Yes Sutton is probably worth looking at, Carshalton, Wallington too. A fair amount of Victorian houses there, if that’s what you’re after. Don’t know those areas myself but I’m sure others do.

Just noticed how little there is on Rightmove, seems it’s like there’s almost nothing for sale. Perhaps that’s just the time of year but still..

This is a tidy looking house in right area

www.rightmove.co.uk/properties/126226733#/?channel=RES_BUY

Had you looked at places like Watford-? If you want to be that close in- ??personally I think it's preferable to Croydon area - although obviously coming in to Euston - but that's an easy connection for both Farringdon and London Bridge area

Redhill too is not too bad