Grove Park/Lee/Mottingham vs Bromley/Beckenham

[confusedfirsttimebuyer]

Hello Mumsnet community,
I have been going through the where to live in south east London/Bromley threads for a while now but I thought I would get some more upto date opinions from you all.

I am looking to purchase my first home in either Grove Park/Lee/Mottingham or Bromley/Beckenham after years of living in Islington

I am looking for a 3/4 bed house ideally a semi and close to good primary schools as I have a 3 year old daughter.
Of the areas listed where would you prefer to live - I work in London so transport links are also important to me
Max Budget is 750-775

Thanks in advance

My vote would be for Grove Park/Lee/Mottingham ( plus Hither Green) due to closer transport links to the city, good schools, parks etc

Nice 3/4 bed possible in your price range..

Definitely Bromley or Beckenham. 1000%

Mottingham vs Beckenham... erm... lol.
I guess it partly depends on whether you want to be in London proper or more suburban, but certainly Beckenham/Bromley is generally much nicer than the other areas. But Bromley is obviously a borough so kinda depends on where you actually mean. but for that budget you could buy a decent house in Beckenham.

Mottingham has the odd nice road but it's pretty dull and estatey otherwise. Grove park is a bit meh...Lee going more towards Hither green is very nice imo. Bromley and Beckenham both lovely although do have the odd part I'd avoid.

Mottingham used to be rough as arse, im not sure if it’s upped but id generally avoid. Lee nice and good tone close to Blackheath, hither green very well connected if you can get there

Otherwise Bromley and Beckenham both have a bit more going on

What parts would you avoid of beckenham/bromely?

I'd avoid Downham in Bromley and I don't particularly like Elmer's End in Beckenham or the part of it closer to Penge

Of the areas you've mentioned, I think Beckenham is by FAR the nicest. All of the other areas are ok, but nowhere near as nice as Beckenham.

Beckenham, Shortlands, Langley Park is the nicest around the area. Clare House and Highfield are excellent primaries. Elmers End is a bit nowhere but there are nice houses around Eden Park. Where would you need to commute to.

Beckenham has far better state secondary schools than Mottingham (assuming you won’t be stumping up fees for Eltham college which is in…Mottingham). I know it will feel like a long way away with a three year old but you need to have your eyes open to secondary schools, not just primaries.

I would need to get to London Bridge and Euston for when I am working in West Midlands

Eden Park goes to London Bridge, between the Chinese garage and Eden Park is nice, or Chislehurst. There are good schools around Hayes too. Euston us easy from beckenham junction or bromley south, fast trains to Victoria then tube,

New Beckenham station goes to London Bridge. Beckenham is great.

Elmers End resident here. Amazing transport links. Lovely parks and nice variety of houses. Not to mention restaurants.

Some of the roads nearer to Penge can be a bit 'rat run' but the houses are decent enough and nothing wrong with being nearer to Penge as a place as it has plenty going for it

New Beckenham or Clock House stations go to London Bridge. Both good areas. I live in Penge but border Beckenham and New Beckenham is ten minutes walk away

Sorry BovineJuice I I am not able to quote you but are any of these in the undesirable part of Penge:

www.rightmove.co.uk/properties/141820010

www.rightmove.co.uk/properties/86685708

www.rightmove.co.uk/properties/142876049

All three of those roads are ok, especially the second one. I like Penge - it's a nice working class area thst hasn't been spoilt by gentrification like East Dulwich. Have you considered Forest Hill or Honor Oak? Both have an excellent and frequent train service to London Bridge.

All are fine.

The Torr road one is best for transport. Near enough to New Beckenham but also round corner from Kent House and you also have Overground not too far away at Penge West.

I think Penge is gentrifying and is close to areas line Crystal Palace. I would say Lee and Beckenham are nicer areas. Mottingham is a bit 'meh' but has some very nice houses around Eltham College - not much else there though. I'd look a couple of stops further to New Eltham Sidcup. Great primary and secondary schools (Grammar), 15 minute fast trains to LB at peak times and possibly safer than the other areas. Around Longlands Rd has some lovely properties.

Definitely beckenham and I'm not being biased here hah!

Somewhere between clockhouse and beckenham junction or Kent House would be good for you as clock house goes to London Bridge and Kent House or beckenham junction goes to Victoria.

However I don't have kids so cant advise on schools.

Other than that you have a great high street, easy access to so many parks like crystal palace Park and its dinosaurs, beckenham hill park and Kelsey.

Easy to grab a bus to Bromley high street for more clothes shopping too.

www.rightmove.co.uk/properties/134816735

Also you can easily get tram to other places like Wimbledon too so plenty of options

I'd go for Beckenham, or possibly Shortlands which is in between Bromley and Beckenham.