South Park Gardens / Wimbledon

[househunter93]

I got some great recommendations to explore Wimbledon and specifically South Park Gardens the last time I posted here. I wondered what people in the know thought of this property and the location it is in?

I like that it is in between the Northern and District lines, but is it a dead zone for state primaries?

That's a popular road and should be good to get into the popular Holy Trinity school.

The houses on that street are a bit bigger than parallel roads but also gets more traffic down it as the others aren't quite as direct.

If that's in your budget, it would definitely be worth a viewing.

What do I think?

I think holy shit, that is over priced!

Location, location, location, I guess.

Wimbledon (town) has good transport links but, IMO, is a bit tired and can be rough around the edges. The village is lovely but not I assume in budget.

The location of this house, just off the Broadway, and on a road popular as a cut-through, is not that great.

It looks like a property developer has renovated it but if you view look closely as there appear to be some signs costs may have been cut e.g. not even bothering to do the garden, no shower in main bathroom.

Personally, and in particular if you want good state primaries, I would look more towards Wimbledon Park or Southfields Grid.

You keep the District Line links but lose Northern (which is packed and unreliable anyway), are just as close to Wimbledon Village and common, plus Wimbledon Park itself (fab for kigds), have great schools, a much more family friendly vibe, and have some beautiful houses in you budget e.g.

https://www.rightmove.co.uk/properties/141928052#/media?id=media0&ref=photoCollage&channel=RES_BUY

https://www.rightmove.co.uk/properties/142050581#/?channel=RES_BUY

The Northern Line isn't unreliable! Trains every 2 minutes in peak times. Nor is Wimbledon a bit 'rough round the edges'! Yes, the village is lovely but it's also massively expensive (and transport links are more difficult unless you just want to travel by bus)

If you want access to good primaries, you'd be better off looking towards South Wimbledon or Merton Park, so you're near Pelham or Merton Park or Dundonald (St Mary's if you're catholic)

I lived further down that road for 9 years until about 4 years ago. Brought my children up in that area. Absolutely loved it! Traffic never bothered us and it was great for transport - nice and close for the mainline to Waterloo or the District line, or a fast 15 minute walk down to the Northern Line in South Wimbledon if required. We had to sell up for financial reasons, and I was devastated at the time, but we're now in Raynes Park, which I love even more, so fortunately it worked out well for us. It's not cheap, but I'd certainly look at the house linked to - as I say, we loved that area (lots of young families and close to the park, which is always sociable and busy). If you can afford it, I'd recommend it as an area.

What's with the massive brick wall at the end of the garden?
You're also going to need to add blinds/curtains everywhere and as above, seems like they've made some slightly strange refurb choices.

@JohnnyM thank you! I totally agree with you. From what I’ve seen, Wimbledon Park / Southfields is a lot prettier, near Wimbledon Park and the properties are much nicer for the same price. I’ve actually enquired about that Melrose Ave property before as it’s gorgeous and next to the park and close to Wimbledon Park Primary.

However, I got nervous because I’ve heard there’s nothing to do around that area (no high street), and that transport links are bad. Is this true in your experience?

@SD25 I’ve been trying to scrutinise the building on Google maps satellite view but I still have NO idea what that brick wall is haha! That was off putting to me too.

You keep the District Line links but lose Northern (which is packed and unreliable anyway)

Northern line is fine

Nor is Wimbledon a bit 'rough round the edges'!

tbf some parts are a bit scruffy but that’s London & you can escape that unless you have 3m plus budgets.

However, I got nervous because I’ve heard there’s nothing to do around that area (no high street), and that transport links are bad. Is this true in your experience?

that’s probably fairly true re not much high street.

I think that wall is the back of a modern (ish) church.

The northern line is not unreliable in my experience and I normally get a seat every morning in rush hour which is positive. Mainline train from Wimbledon is busier imo and pretty packed.

@Zebrasinpyjamas oh, a church is fine! I thought maybe it was a bus depot which would be more worrying…

Yes, I have to say the northern line is a big plus for me because I use it to get to work, whereas my partner uses district line, so being in between both is ideal.

It's in a patchy part of South Park road directly behind the busy Broadway with an odd combination of flats, slightly unloved 1930 semis and bungalows! Looks like it's been done up recently to sell hence decor and price. Building behind is an office unit in a gated business mews off the Broadway so shouldn't be a problem but town centre noise might be. But close to South Park gardens which is lovely and probably in catchment for good primaries- Dundonald (excellent), holy trinity, Pelham - all good and lovely communities.

Seems decent location wise. Northern line is fab as always a seat to go into central London at rush hour. Other areas in Wimbledon other than the village would be the Ministers (Palmerston, Russell Road area - though admittedly can be through roads between Broadway and Kingston Road) or the Australias (Boscombe, Melbourne, Kirkley). Australias is very residential with houses that are more squat/wide than the Ministers.

@househunter93

Wimbledon Park and Southfields Grid have access to more than enough local shops and cafes etc. for weekday strolls or weekend brunches on either Replingham Road ("Southfileds Village" as the estate agents call it) or Arthur Road.

Wimbledon Broadway offers more shops and eateries of course but IMO its really drab these days with loads of bland office blocks, chain stuff and umpteen charity shops. It's not really got a high street feel in a 'naice' way.

And if you live in either Wimbledon itself, or Wimbledon Park/Southfields, for major shopping trips you tend to go into the West End or out to Kingston (John Lewis, Bentalls, etc.), as Centre Court in Wimbledon is not great and Elys is small.

IMO Wimbledon Park/Southfields def have a safer, greener and more family friendly vibe.

@househunter93

Wimbledon park/Southfields have lots of small shops and cafes for everyday stuff, including artisan and independent ones, and its a very relaxed environment to walk around them. Plus Wimbledon Park walks and 'up the village' walks to Wimbledon are a favourite of mine.

I do not find walking around Wimbledon Broadway (the high street effectively) particularly appealing. It's drab and like a commuter town. When I do need to go there I leave as soon as I can...

District Line goes pretty much everywhere you need e.g. City, West End. It's also a lot overland and not a deep tunnel line, which makes a big difference, particularly in summer. If your DH needs the Northern Line then there are several interchanges with the District Line.

I think its a complete rip off

Helpful @Sublime66. Do you feel better for getting that off your chest?

Just to add some evidence to 'rough around the edges'.

If you look at https://www.adt.co.uk/crime-in-my-area

You will see within 1 mile of the property in Wimbledon you are looking at has approx double the national average for crime and antisocial bahaviour.

If you look at 1 mile from Wimbledon park station it's around 50% lower than the national average;

@BIWI @bearring anything to add that a 30 year resident of the area does not know?

I've lived here for 36 years, so my view just as valid.

Yes, Wimbledon will have more crime - stands to reason, as there are so many more bars and restaurants here. Sadly that does attract anti-social behaviour.

Not particularly, but the world needs a reality check.

@JohnnyM thank you, this is great to hear! I prefer the look and feel of Wimbledon Park but originally worried it just wasn’t as practical as Wimbledon town. Other than Wimbledon Park Primary, are there other good areas around the neighbourhood that are close to alternative state primaries? I’m not sure if Sheringdale has a good reputation?

These are the kind of places I’m keen on:

https://www.rightmove.co.uk/properties/142435805 (love this but it’s east of Durnsford road, is that still as nice)

https://www.rightmove.co.uk/properties/143264786

https://www.rightmove.co.uk/properties/141928052 (I love the curb appeal but not a fan of the interiors, looks like it was done cheaply but factored into the property price)

https://www.rightmove.co.uk/properties/143264735 (love this but not sure if it would get noisy if the mosque down the road has calls to prayer, though I like the cultural diversity)

https://www.rightmove.co.uk/properties/142050581 (love this but not familiar with the street)

You will see within 1 mile of the property in Wimbledon you are looking at has approx double the national average for crime and antisocial bahaviour

But surely that’s because of the nightlife?

that's a complete red herring. all it shows is Wimbledon Park is very quiet in terms of bars/shops/restaurants/life, whereas Wimbledon has lots of people and stuff going on, so inevitably more minor crime, drunk people. doesn't make it rough!

The one in Wellington Road is right by the WPPS. I'd go and check it out at drop off and pick up as it's busy and there are road restrictions. The school has a farmers market every Saturday which is popular. Again I'd check it out to see if you could live with the influx of people on a Saturday morning. There is a playpark in the green area which again can get busy (especially after school & weekends). I'd also note it's by an industrial estate which can have big vehicles coming and going.

Not trying to put you off. Just from my experience of being local to there. It's a great area - Southfields / WP. May not be in the centre of things but everything is easily accessible. Earlsfield is also close by for cafe culture. Plus southside shopping centre is walkable as well!

Trentham street is on the grid so a desirable location. Quiet streets, mainly of families. Even though it is close to WPPS it is out of catchment.

Jonny seems to have a weird prejudice against Wimbledon itself. Everything in life has it's trade offs but to me Wimbledon park is just a lot more boring and isolated, might as well live further out at that point.

The areas just north and South of the Broadway have brilliant transport connections so you can take advantage of living in london or simply get to work faster, South Park gardens is a great little park and there's plenty to do.

Calling it unsafe is absurd misinformation. If you find Wimbledon rough or dangerous you would have a nervous breakdown if you lived in the vast majority of london. Quoting crime reports is silly too, by these logic Westminster is many times more rough than mitcham - anywhere that has people travelling into it appears artificially high because they divide reports (which could be by anyone) by the number of permeant residents. So they assume that the relatively small number of Westminster residents are all getting pickpocketed non stop because as far as the statistics are concerned tourists, office workers, theatre goers etc don't even exist.