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Original poster

Which area of London

29 replies

triz23 · 17/02/2024 20:02

Hi all, I posted a while ago looking for places outside London, but we are possibly reconsidering to remain in the city.
We currently live in Ealing, where we are renting, and we have a DD who is in reception. One of us works from home, the other one (me) in South Kensington, where I need to be not more than 3 days a week.

In the summer, we will try to buy a place. If we stay in the city, we are looking at a 2 bedroom flat, a garden would be a dream but we are realistic that it's likely not in our budget. Priority is space, as the flat should be decently sized (> 65 m2). Schools are very important, and so are safety and green areas.
Our budget is unfortunately very modest, 375-385k (we could potentially stretch it to 400k if service charge is very low but ideally we want to stay below that). Partner does not drive, so good public transportations would be important.
We have seen > 30 flats in the Ealing-Hanwell area in our budget, but unfortunately when they are in our budget they are either very small or in areas of Ealing/Hanwell that would not work for us.
Is there any area of London which would fit our checklist, or AIBU?
Thank you!

OP posts:

Flubadubba · 18/02/2024 03:04

Probably best to look SE. Sydenham has .a lot of what you are looking for, Penge too, and you may be able to get what you're looking for in budget. Both are on the overground. Looks like the surrounding areas are likely too..

Top of budget down (a lot around Honor Oak/Forest Hill/Sydenham/Penge and surrounds here- lots of communal gardens, a few private). Listing from.400k.down as it seems like flats aren't shifting, so you may be able.to get what you want even if it is listed higher.

Check out this 2 bedroom flat for sale on Rightmove

2 bedroom flat for sale in Oakfield Road, Anerley, SE20 for £320,000. Marketed by Property World Penge, London

https://www.rightmove.co.uk/properties/140595506#/?channel=RES_BUY

Original poster

triz23 · 18/02/2024 07:51

Thank you so much I will check these areas! Are they safe?

OP posts:

Ginmonkeyagain · 18/02/2024 08:55

Yes of course they are. We live in a two bed flat in Forest Hill, probably around your budget, and it is fine.

Ginmonkeyagain · 18/02/2024 08:57

And South Ken is easy from here - just get the train to Victoria and pick up the tube or Overground to Whitechapel and then tube.

Original poster

triz23 · 18/02/2024 09:09

Great! How about secondary schools?
anyone recommended?

OP posts:

Ginmonkeyagain · 18/02/2024 09:12

I'm not the best to ask (I have a stepson who went to school in a different part of London) but a friend sends her daughter to Sydenham School, a single sex comp and seems happy.

Ginmonkeyagain · 18/02/2024 09:14

This whole area is really family friendly - lots of green space and young families.

It's not the most fashionable and some parts are a little dull and down at heel, but we are really happy here.

I would come at a weekend and just have a wander around to get a feel for the area.

Flubadubba · 18/02/2024 09:21

triz23 · 18/02/2024 09:09

Great! How about secondary schools?
anyone recommended?

For girls or boys? There are a lot.of single sex schools.

Original poster

triz23 · 18/02/2024 09:22

Flubadubba · 18/02/2024 09:21

For girls or boys? There are a lot.of single sex schools.

Show quote history

She is a girl :)

OP posts:

Flubadubba · 18/02/2024 09:24

triz23 · 18/02/2024 07:51

Thank you so much I will check these areas! Are they safe?

Very much so. The normal London stuff, but upper Sydenham in particular is safe due to the number of families with children.

We.lived there for a long time (moved for family reasons) and never had any issues.

Original poster

triz23 · 18/02/2024 09:31

And between Sydenham and Crystal Palace? Are they equally nice?

OP posts:

Ginmonkeyagain · 18/02/2024 09:33

It's all fine. There are the usual London issues but nothing you wouldn't have seen in Ealing.

People really are strange about South London!

Notgoodatpoetrybutgreatatlit · 18/02/2024 09:41

I hope this anecdote helps OP. Couple of years ago we were burgled. Both the police, who were lovely and lovely looking (!) And the insurance guy both said they had never been to a burglary in our area before!

I'm in Honor Oak Park which is a super friendly area, lots of primary schools and lots of community stuff. Shopkeepers who say hello to you and chat about the weather. Street parties and all that sort of thing.
And to get to anywhere in London from here is easy as we have two train stations. We are on the Windrush line which takes you to Whitechapel where you connect to Elizabeth line. Which is cool.
And I agree with PP people are weird about SE London.

Almahart · 18/02/2024 09:44

I'd live in any of those flats, there are some real gems there. Upper Sydenham is very nice, very near Dulwich and Sydenham Woods. Lower Sydenham isn't really, it's all along a very main road, but none of those flats are there. Crystal Palace has more of a centre, with bars and shops around the triangle. Really OP you need to go one weekend and have a good look around and get a feel for the place.

Flubadubba · 18/02/2024 09:45

Agree with others about people being weird about SE London. They shouldn't be- it has a lot going for it. Really lovely communities, green parks etc.

Ginmonkeyagain · 18/02/2024 09:46

Shh! Don't tell everyone!

Flubadubba · 18/02/2024 09:46

Almahart · 18/02/2024 09:44

Also agree with this (we lived in Upper sydenham on top.of the hill, close.to the woods, Wells Park, Horniman, Kirkdale etc)

Ginmonkeyagain · 18/02/2024 09:49

Lower Sydenham is indeed a bit crap but it ugly and functional as opposed to dangerous. But I can see why it may put off someone not used to the area.

Original poster

triz23 · 18/02/2024 10:24

Almahart · 18/02/2024 09:44

If you lived in upper Sydenham would you still go to Crystal Palace for shopping, restaurants, pubs etc?

OP posts:

Almahart · 18/02/2024 10:50

Depends what you want really. There are quite a few independent shops/coffee places/restaurants and a little Tesco dotted about Upper Sydenham. For Sainsburys you would probably go to Forest Hill, for independent butchers, greengrocers and high street shops probably Sydenham high street. For more fancy shops, restaurants you would probably go to East Dulwich. I don't know Crystal Palace that well these days, but it's kind of a mixture of places to eat out, coffee shops, quite a lot of vintage furniture. Both ED and CP have cinemas. There is honestly tons in the area. It is also very very green, parks everywhere, and the woods are great

Almahart · 18/02/2024 10:52

I think as with all of London, it really comes down to finding a flat and a road that you like. Forest Hill also has a pool, library and again, pretty good coffee shops and a brilliant organic butchers.

Flubadubba · 18/02/2024 11:15

One thing that hasn't said is that each of these areas is very close. Walking to FH from upper Sydenham isn't far, CP is a short hus ride etc.

Ginmonkeyagain · 18/02/2024 11:20

One note though - hills. You have to be prepared for lots of hills.

Original poster

triz23 · 18/02/2024 12:19

Ginmonkeyagain · 18/02/2024 11:20

One note though - hills. You have to be prepared for lots of hills.

Ealing is very hilly too, so that’s not a problem :)

OP posts:

Himawarigirl · 18/02/2024 12:22

I was also going to say south east London, such a great area for families.

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