Thinking about Beckenham + schools

[Rooster2021]

Hello!
We are about to sell our house in Crystal Palace and are looking to upsize within SE London. The key criteria being near a good state primary AND secondary.

After much research I whittled it down to three areas:

• Streatham Hill
• West Norwood
• Upper Norwood

I have been a Rightmove addict looking for a suitable 4 bed house with a garden (budget is 750K) with it these areas but nothing has come up in so long.

Im now thinking about Beckenham because apparently, it’s more leafy, green, safe and has great schools. I’ve always discounted Beckenham because I’ve been told it’s ‘suburban’ ‘not London’ ‘not diverse’ ‘Tory’ ‘boring’. But after doing a little digging, it doesn’t seem that bad and I’ll get more space for my money.

so, does anyone have any advice on Beckenham? primary and secondary schools? Vibe? Community?

thanks in advance!!

ps just to say we LOVE Crystal Palace and would love to stay here but the budget doesn’t really allow (we don’t want a doer upper), and also the schools aren’t great where we live…

Love Beckenham and I would say it’s reasonably diverse (probably not as diverse as the other areas you’ve listed though). My DTs just started school in West Wickham but half of our nct group are in Beckenham. There are lots of good primary schools and great community feel. Lots of young families.

For context, I’ve also lived in Streatham and Sydenham but couldn’t afford to upsize from flat to house in either area.

It's ok but it's a bit dreary suburban, all the disadvantages of living in London but not that convenient and not near the countryside. My cousins live there and like it though, commuting to the city.

I grew up there, lived in Crystal Palace then moved away

What are the disadvantages of living in London? Busy ect?

Beckenham covers a large area.
Try the Penge end of Beckenham - you will be very close to Crystal Palace Park and Sydenham. This end feel much more diverse than the Bromley side.
Nearby stations go to London Bridge, Victoria, Charing X and there is a Thameslink service during peak times. The London Overground can be accessed from Penge West or Sydenham.

I like Beckenham (and I used to live in Crystal Palace too - it's my favourite area). It's got a lot more charm than say, Bromley. Lots of restaurants and bars, schools are good. We're looking at the area with a view to secondary schools and there are loads rated "good". The Langley schools, the Harris's, and Eden Park High (think it recently changed it's name to Orion?)
I'm not really sure about primaries.
Id say it's reasonably diverse, but obviously will depend where exactly you're looking.
I've lived in Penge as well and like it round there too. Not sure what the schools are like that way though...

Oh and FWIW I'm not really a massive fan of Streatham Hill. It's expensive and I hate Streatham High Road. Feels like it has no "centre" it's just like a big long through road. Feels like you're on your way somewhere rather than "there" if that makes sense? If you like CP and the feel of the Triangle I think you might feel the same way?

Oh and lastly - Beckenham Place Park is the best park in South East London in my opinion. Beats Crystal Palace park hands down.

Schools in Penge are great for infants/primary and lots of choice. However, there are no boys secondary schools.

As an area to live, Clock House and Kent House areas are really good. You get the benefits of two High Streets (Penge and Beckenham), nice Victorian housing stock and an amazing selection of transport options (into Charing Cross, Victoria, London Bridge, Waterloo). Penge also has the Overground to Canary Wharf, Canada Water, Shoreditch, etc. You'd also be hard pressed to find an area with more parks than Penge/Beckenham. I think if you walk for five to ten minutes in any direction, you will hit a green area.

Plus Crystal Palace is only a short bus ride away for more shopping/night time options.

I completely agree! I adore the park!

Thank you, very helpful.

when looking at certain areas, how many roads are we talking? Eg Kent House/ Clock House are quite near eachother - would that area be a few roads either side / above / below?

I actually feel the same way. I’ve heard gd things about certain pockets of SH but the centre isn’t really a ‘centre’ imo

Beckenham covers quite a large area, what's your budget, what rail line do you need. Clock house and Kent House are very near each other but different train lines. Clare house or Highfield are the best primaries if you are near the Langley park, shortlands or Beckenham junction side.

I need to get to Angel / a Highbury and Islington for work, however, I only go in once a week and my DH wfh. So specific train lines aren’t that important.
we are more looking for somewhere near good schools (secondary and primary), and is in a nice area close enough to parks and stuff going on. A nice community wouldn’t go a miss either!
budget is 750-800K, for 4 bed.
Interested to know which ‘sides’ and roads are the best in peoples opinions! All relative I know!

do you know much about Ablemarle rd?

www.rightmove.co.uk/properties/152123996

I know it. Runs from Beckenham Junction to Shortlands - pretty much all residential except the end by Beckenham Jct which has a co op, a few other shops and a fancy yoga studio.
And just in Beckenham's defence again it's Labour, Bromley is Tory and they are in overall control of the borough but Beckenham wards are Labour

Yes, it's a very very long road running from Beckenham junction down to ravensbourne. There are lots of flats there, going from becj jnt the left hand side backs onto the railway line. I've lived there, have you seen something you like. It's very central, near stations, schools, shops but no buses go down there.

The beck jnt end is really near Beckenham high street, kelsey park, there's a waitrose and marks foodhall, tram to Croydon, mainline station, buses in all directions, the 227 and 358(?) go to Crystal palace, it's an ideal place to live if you're the right end.st George's primary is walkable through a carpark.

Beckenham now has a Labour MP though it is because it is now Beckenham and Penge. Penge is heavily Labour as is Clock House/Kent House. Beckenham itself has Tory strongholds away from the centre (mainly towards Shortlands and Eden Park) and Lib Dem councillors for Copers Cope (which is the central part). As somebody said the authority overall (Bromley) is Tory but that is because it covers a huge area to the south that is nearer the M25.

As for Kent House/Clock House, the majority of roads are good. Lots of Victorian houses. And Clock House and New Beckenham rail stations take you to London Bridge which connects to Angel on Northern. Penge West is on Overground so takes you to Highbury & Islington. Transport really won't be an issue.

Does Albermarle road actually have any houses? I thought it's lots of small purpose built flats buildings. They're ok but no private gardens and all the risks of living in flats.

• *Streatham Hill
• West Norwood
• Upper Norwood

You need to look at secondary options but it depends what you want.

I’ve heard gd things about certain pockets of SH but the centre isn’t really a ‘centre’ imo

SH is nice but the best roads are £££ vs your budget & personally I don’t really rate Dunraven.

I can see one house on rightmove, in the middle

As for community - Penge beats Beckenham hands down. It has a history of funding stuff such as Christmas lights and organising community events on or near the High Street (Halloween Trail, Easter Trail, Pengemas, Penge Day, Maple Road street market, Pengefest) - all non-profit, organised by volunteers, and the local businesses. Penge still has a BID, Beckenham's businesses scrapped theirs, with the result that many of the local events don't happen there any more.

I really like the areas around New Beckenham Station (going to London Bridge and Charing Cross) - Copers Cope, Lawn Road, Lennard Road, King’s Hall Road and Aldersmead
The latter two are also near Kent House Station (Victoria) and Penge High Street.

There’s a couple ‘just off’ the road itself - small townhouses. Would you say the road / roads just off it aren’t that nice? I live near flats at the moment and have had issues with ASB so I don’t really want to risk that again.