Purley Oaks (South Croydon) request

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We’re currently looking to buy in South Croydon with a strict 500k budget. Ideally would like a semi but willing to go for a terrace. I have 2 DC ages 2 and 6 months.

I’ve seen this house on the market and it seems really spacious and bright - https://www.rightmove.co.uk/properties/171757253 - but wanted to know if anyone knew the area/road and had any thoughts on the property? Is it bad that it’s been on the market for a month now? We have no family in the UK and are first time buyers so are complete novices and want some help!

I know the road well! My lovely late godmother lived there so I used to visit a lot. It’s very much a community with a WhatsApp group for anyone who wants or join and they organise street parties for things like the Jubilee. It has mixed age group living there including young families and there’s a park in walking distance.
I like the look of the house, looks quite newly refurbished. Let me know if you have more specific questions.

Half a million, and no drive?

Fuck that.

That’s London for you - also being close to a train station is more important for us than living further out with a drive.

Oh thank you so much! Would you say it’s a great community for young families then? That’s so good about the park. Is it quite transient or do people stay there long term? I’m not sure we’d be able to move again so would be good to move somewhere we can settle long term. Do you have any thoughts on the local schools? And would you say that’s a fair price for the area

It looks very nice. Is the loft room classed as a habitable room? The living room looks a bit narrow, but it’s well presented and as though the kitchen and bathroom have been replaced. A utility room is always a bonus too.

Yes, there is no driveway, or garage, but that is the reality in many areas of the south east, especially closer to London.

Well aware of that but the point remains.

Croydon/Purley is a basket case economically as well, with a bankrupt council.

Not somewhere I would want to be frankly.

Purley is nice, as is Addiscombe and sanderstead also in Croydon area 🙂

Thornton Heath and new Addington are a little rougher round the edges in some parts

South Croydon/Sanderstead is very different to Croydon. I know the area well, having lived there for 6 months two years ago. You are well placed for the trains and Sanderstead station is fine. And yes, the council is bankrupt, but it's not the only one. Was living with an elderly relative, so I can't comment on schools etc, but the GP was good.

The EPC seems low (E). Does it have double glazing at the front or are those sash windows ?

The garden is tatty, and what looks to be the NDN fence is very tatty.

First question I would probably ask is whether they have building regs on the loft room, as if you are applying for a mortgage that could be an issue.

No the loft isn't a habitable room - we'd likely use it as an adult hangout space and I'm sure once the kids get older they'll take it over. Yes unfortunately this is the reality but we do have side access to the garden which feels great.

Yes the fence on the other side does look quite bad but we don't have any pets so hopefully not a probelm? all double glazed apparently. the garden would definitely need some work from us but it is large which is good - there's also this for sale, it looks lovely but is smaller and is out of our budget.

Parking is an absolute nightmare anywhere round there. And Brighton Road is very busy, and again no parking.
However, lots of buses along Brighton Road and well placed for Purley Oaks Station. Sanderstead station would be a bit of a hike, but does give access to a different line if necessary.
Schools - primary you have Purley Oaks, Christchurch (which is CofE) , Regina Coeli (Catholic) and I think a Harris academy nearby. The two church schools have good reputations, but difficult to get into.
There will be lots going on in Purley. For small kid ds there will be activities in the local churches - lots happens at Christchurch.

Well it looks about ready for collapse to me.

It's not a problem provided you don't care about a shoddy fence that you can't do anything about (at least without probably paying for something that isn't yours). Which would irritate some people.

Of course, it may actually be your fence !

I used to live very closeby! It was our first home and we were very happy living there - nice people, good commuting distance etc. and you have two stations nearby - Purley Oaks and Sanderstead. There is a really nice park and playground nearby. Victorian terraced homes are generally a pretty solid investment.

The schools have quite small catchment areas so do your research on that one.

The houses do have enough loft height for conversions if you can sort stairs layout. Maybe do a bit of looking into neighbour situation as the back garden indicates it is a bit poorly maintained on one side?

good luck!

Echoing others but hopefully good for reassurance:

It's a good area, Brighton road is busy but advantage is it had great bus routes to Purley and Croydon.

Purley Oaks (5m) and Sanderstead station (10-15m walk uphill) have fast (25m) trains to London Victoria and London Bridge.

South Croydon rec has a good playground and field, as does Haling Grove.

Purley Oaks primary is a good school (as probably are others but they were further from where we live so didn't look at them).

Lots of playgroups and classes in local churches and halls.

Secondary schools may be a bit more of a challenge, you'd be looking towards Purley and Croydon rather in catchment for Riddlesdown. But you've got the great transport links to get anywhere.

Thank you all so much you've given me such good tips and encouragement, so questions to ask would be about the neighbours and take a proper look at the fence, check about the EPC and windows and also look into the loft. For anyone whose said they've lived close by is the parking really that bad? We tend to walk a lot and only have one small car - will we really have that much of a problem with the parking? If we are satisfied how much should we be looking to offer?

I have also seen this house on the road but its out of our budget - https://www.rightmove.co.uk/properties/171490721#/media?activePlan=1&id=media14&ref=floorPlanPage&channel=RES_BUY seems a bit more done up but it is smaller and I'm not the biggest fan of the knocked down wall. I wonder if this is the nicer side of the road?

Yes there’s lots of young families, toddler groups, cafes, shops and things to do. Good public transport. The road itself is quiet but cars parked both sides. The road doesn’t lead anywhere so there’s no through traffic.

Ridgeway Primary is a good school not far in Sanderstead. There are lots of nurseries to choose from. Lemontree nursery is a good one.

As others have said, it’s not proper Croydon which I’d avoid. South Croydon is a different kettle of fish as is Purley Oaks and Sanderstead.

Yes, the garden does need work, but if the photos were taken in the midst of all the rain we’ve had, that could be part of the reason.

I hope the attic room has easy access to the rest of the house, in case of an emergency.

They’ve finished it nicely but it doesn’t have as much usable space. It doesn’t have the side return extension of the other one or the converted attic space.

Worth seeing different properties in the area for comparison though.

A house with a side return and loft conversion would be way out of our budget. Those houses go for 600k+ and we have a hard stop at 500k. Ultimately we just need to buy the best house within our budget because we can’t afford anything further.

I would just check out neighbours general condition. Next door but one to me is an empty house and over time it’s caused more issues to my neighbours. Likes pp said if the fence goes then there is a gap
if they don’t replace. The quantity of the ivy on it makes me wonder if it’s an elderly person who canot manage maintenance.

being attached can cause issues if the other half isn’t properly maintained.

I don’t know the area hugely apart from the high street which is ok (has a Waitrose). Yes parking is difficult there. Trains and buses are good though and the schools look nice. Nice house.

You'll not get a drive for £500K anywhere in South Croydon.

I know the area (but not the road) and I'd happily move there.