Finding a nice area in SE London

[Nady91]

Hello,
I am looking for advice regardin buying a new home and schools in the area I have in mind. My husband got a new government job and he will be based in South East London. We currently own a flat in Romford, so we will probably try to sell to buy a new home in them.
My concerns:

• I am looking at Woolwich and Abbey Wood area and they seems a but empty. There isn't a single cinema which is very unusual for London. It looks like there are only houses and no amenities (compared with Romford)
• Schools: after moving, we would like to start a family but I can't find reliable info about schoools in that area. I am aware of the grammars in Bexleyheath but I believe having a back up is always a good idea. Education for me is really important so once I have a family it will be my top priority
• NHS. Here in Romford the NHS does not seem good. My gp practice is terrible. The doctors are terrible, I would never trust them especially in case of pregnancy. How is the NHS IN SE London? Any experience?

we are also considering staying in Romford, however schools are not really the best here which means considering private education or private school for sixth form. Any advice is welcomed. Thanks

400k would stretch well in South Norwood, you’d be more or less guaranteed a garden. Has fast train (12 mins) to London Bridge, Thameslink incl to Farringdon so connects to Paddington, and overground, plus, depending on location, Selhurst station to Victoria. Is a growing area, if you get interested, worth asking on the local FB group for thoughts on schools

Woolwich / Plumstead / Abbey Wood is a great area - very affordable, nice Victorian houses, green spaces and great transport links. I think it will really gentrify.

The cinema thing was annoying for us when we moved here (used to live by Peckham Plex so went to the cinema a lot) but it’s turned out not to be an issue at all. You can easily get to cinemas on the Elizabeth line (Canary Wharf, Barbican, Genesis in Whitechapel. There is also planning permission for two cinemas in Woolwich currently so development will bring that change.

We got a Victoria terrace home on a tree lined street with a big (for London) garden for £400kish and can be at work in central London in 45 mins via the Elizabeth line - and that’s with living a 20 min walk from the station.

£400k won't stretch far.

Agree totally about West Norwood (and even more so for Upper Norwood) but not on the OP's budget I'm afraid.

(Some of those "locals" are my DF and uncles!)

Where is husband's job? The train lines in SE are all pretty specific and don't interconnect as much as they do in other parts of London so you'd want to be on the right one.

Woolwich has some bad drug problems but amazing transport links. Plumstead has nice but small Victorian houses and a common. Plumstead manor is now co- ed and a friend's kids have done well in the G&T provision in a local primary there. I am not sure if you'd be in catchment for any grammars in Plumstead but I know some kids there do the 11+. Beths and Townley might possibly reach that far- you'd have to research recent awarding distances.

Affording a family in London on that budget will be a constant struggle. Better to live the commuter life or, even better, find a job outside London.

Elizabeth line has definetly transformed commuting prospects for Woolwich / Plumstead / Abbey Wood. We would never have moved here if not.

Depends what you like - we like Peckham, Hackney, Walthamstow type areas so Plumstead appealed. If you are more of a Home Counties person it won’t be your bag.

Plumstead has three storey 4 bedroom homes - look up Tourmount Rd or Parkdale Road. Benares Road has big double bay houses.

For the budget you can get a two or three bedroom Victorian home in an area on the tube map (walk to
Abbey Wood or Woolwich station). The Elizabeth line is just great for getting in - we find it easier than when we lived in parts of Zone 2.

Woolwich has no more problems than other inner city areas like Hackney, Peckham or Walthamstow.

Quite a few houses in Orpington on at £425k or thereabouts. Good for transport, schools, cinema, sports facilities. Princess Royal Hospital.

Yes but 3 storey homes wouldn't suit a 400K budget so I mentioned the smaller ones. I don't know so much about the drug problems in Walthamstow but yes the other areas you mentioned are bad too. A friend has had to move out of Woolwich twice in the last 20 years because the druggies, dealers and associated problems were literally right there on her doorstep. Including a murder outside her front door. As with much of London this might be very address specific- these were council house addresses

Sounds like the sort of thing that happens throughout London and 20 years is a massive time frame. If you want a better idea of what’s going on in Woolwich look up Woolwich Works, the tramshed, Punchdrunk immersive theatre, the massive new state of the art leisure centre being built. Gail’s bakery opened last month.

You can still get a 2/3 bed Victorian home in Plumstead for 400kish. The change is the Elizabeth Line has made this area really accessible. People peddling same outdated stereotypes about the area just have no clue.

Around Woolwich