Where to buy “forever home” in SE/SW London?

[Londongreen1414]

DH and I have two little ones (both still in nursery), and we are bursting out of our current place so looking to upsize. Ideally we want this to be a house we are happy to commit to through our kids’ schooling so the next 10-15 years.. can’t face moving / stamp duty more than once..

While we seemingly have a healthy budget, DH and I each have different priorities which is making it difficult to land on an area. The main non negotiables are:

• Large (around 1900/2000sq ft min, 5 bed) - DH criteria
• Near nice high street / safe, family oriented, community vibe - my criteria
• Within 10 min walk of a station with quick, reliable and regular links to the city - we are both in the office full time so this is a non-negotiable for both of us.
• Good schools in the area - we are flexible on state vs private, ideally would start state primary and move private for secondary. But as long as there generally good private or state schools nearby we are fine. We’d factor having to go state or private in the budget.
• Budget - could go up to 1.7m, but ideally would stick in the region of 1.4-1.6m max.

So far we have looked SE, as we know it better and DH is convinced it’s better value. East Dulwich/Peckham rye borders is our frontrunner and fits the bill on nice high streets (lordship lane, bellenden road), family vibe and schools, but the houses near the stations are not “big” enough by DH’s criteria or if they are, totally out of budget. We’ve also looked at Forest Hill (better value, big houses, but lacking the “naice” high street vibe), West Dulwich / Norwood (some lovely streets and houses, but less going on and we’d need be near Tulse Hill for commuting which I wasn’t as keen on), Herne Hill / North Dulwich (love it but can’t afford it), Brockley (some very nice big houses but feels quite expensive for what you get in the area/high street).

We don’t want to go any further east than those areas due to family/friends being more west. Is there anywhere SW that might fit the bill? DH is convinced SW isn’t in budget but we’ve never actually looked properly. I was thinking we should look at places near a quick / frequent train to Waterloo (eg Earlsfield, Wimbledon, Putney, maybe even Surbiton or south of Clapham junction?) or possibly the Northern line. I don’t really know any of thsee areas that well though or if I’m being totally unrealistic with our budget. Anyone got a unicorn location they can recommend??

You don’t say what your budget is - big houses in Surbiton would be 1.5 -2 million - more expensive the closer they are to the station. Kingston is slightly cheaper as train line to Waterloo is slow.

I’m in Sydenham- great transport links but not the best high street- but beckenham has a lovely family vibe, independent shops, micro breweries etc, good transport, great housing, lovely park with swimming lake and great schools.

• Budget - could go up to 1.7m, but ideally would stick in the region of 1.4-1.6m max.

Sorry I did include a budget but probably should’ve put it higher. Up to £1.7 or so but ideally we’d stay a bit lower

Will you move for secondary school or do you want to be in catchment for good ones too?

Where in Beckenham would you recommend looking? There seem to be 3 different stations

https://www.rightmove.co.uk/properties/164422313?utm_campaign=property-details&utm_content=buying&utm_medium=sharing&utm_source=copytoclipboard#/&channel=RES_BUY
hoping this link will work s as an example

Ideally won’t move again - we are thinking of going private for secondary (or possibly grammar if it’s an option in the area / the kids are so inclined), so secondary catchments are not as much a concern. Good state primary catchments though would be important.

Um this is incredible!

Re stations- I think the beauty for me is the wide range of stations I can get to Victoria or London Bridge within 20 minutes from either Kent House station or New beckenham. The windrush line goes nearer to the city in around 30 minutes.

Dulwich. The top of the lordship lane past the plough and round honor oak - roads like marmora road, mundania road, underhill you can get what you want for that price. Just keep looking in dulwich you’ll find what you’re after

Sydenham Hill train station nicer but houses more expensive.

Bromley Borough has very good schools at primary and secondary, but the beckenham area is good for the Dulwich private schools- 10 mins to Herne Hill or west Dulwich.

I like Tooting and would go for somewhere like this: www.rightmove.co.uk/properties/89365215

I think you could afford SW.

Earlsfield and Putney both good shouts. Would also suggest looking at Balham and Richmond which seem to fit the bill

There are a few areas in Beckenham, the one OP posted to is in Kent House which is nearby. Nearer Beckenham junction you still get large houses and then there’s Beckenham hill and New Beckenham. Houses vary in price depending on size but schools are good Langley park has both separate boys and girls schools. Near private schools too like the Dulwich ones and Sydenham high. High street is great, has Waitrose and M&S food and Bromley is near.

Yes I know these roads and the houses are pretty amazing there - my concern was it’s quite far from any station which is pretty critical for us. Though maybe we could reasonably walk to Honor Oak from there?

Kent house high street is small but has restaurants, craft beer place not far from Penge which is getting trendier, then Clock House has similar high street. You may find a large house near Clock House station.

I’d go between the commons/northcote road but not sure if £1.7m would be enough (which now I live in Yorkshire feels like an obscene statement) but worth a nose if something needing some work comes up if it’s going to be forever?

You’d have to research stations, 2 friends of mine live there but both drive and one is retired.

Crystal Palace ?

If you love Herne Hill then why not look there some more. It’s a buyers market at the moment and it ticks all your boxes and some.

Most people get a choice of 2 buses to East Dulwich station. It’s too far to walk and no chance of parking there.

That’s where I live! You could get something.

21 min walk from eg underhill road to Honor Oak park station.