Want to move to the next East Dulwich ...

[tomskip]

We've been here since 1996 and its been just fine. But we want to move on - still in London, not the suburbs or further afield. I am thinking New Cross, Crystal Palace or Annerley (but, weirdly, not Penge). Does anyone have any further thoughts?

[Bellerophon]

Just go, we'll be ok

[Vik]

Crystal Palace fo sho.

[tomskip]

-- moved topic --

[Annette Curtain]

Brockley maybe.

If you have kids, then Sydenham for the schools.

Or if you're looking for something different, then maybe New X-ish.

But not Penge or Annerley (WTF is Annerley, I live in SYDNM & still don't know) - god no.

[????]

Clapham

[Annette Curtain]

Mornington Crescent ?

[Voyageur]

tomskip Wrote:

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> We've been here since 1996 and its been just fine.

> But we want to move on - still in London, not the

> suburbs or further afield. I am thinking New

> Cross, Crystal Palace or Annerley (but, weirdly,

> not Penge). Does anyone have any further thoughts?

Depends why you are moving - is it for a larger house at a cheaper price than ED?

If so, can't speak for NewX but Anerley will be quite a bit cheaper, is on the edge of the lower part of Crystal Palace Park and is a short hop from the bars/restaurants of CP too (albeit uphill, although buses run past every couple of minutes or so). Anerley is somewhat run down but is trying to pull its socks up, locals have applied for regeneration money http://www.crystalpalacelife.com/index.php/kunena/anerley-regeneration-project/86-anerley-regeneration-project and has had a small flurry of interesting little independent business open up including an ice-cream shop, a sweetie shop, a retro beauty salon and a great little Italian bistro.

Crystal Palace is lovely - a good selection of independent shops plus lots of bars/pubs/restaurants - but prices have shot up dramatically over the last decade or so. The fact that the heart of CP is formed of a triangle rather than a long, straight high street lends itself to a community feel. I wouldn't say it is the 'new ED' as hopefully it will retain its own individual character.

[edhistory]

> The fact that the heart of CP is formed of a triangle

A large one way system?

John K

[Voyageur]

edhistory Wrote:

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> > The fact that the heart of CP is formed of a

> triangle

>

> A large one way system?

>

> John K

CP suffers from traffic as ED and almost everywhere in London does - if someone doesn't like traffic I would suspect that London is not the best place to live ;). Having lived in the area for 26 years I think that the one way system is fractionally more successful for CP than the previous system.

Anyway - back on topic, I am a big fan of CP and most people who come to live there seem to love it. Anerley considerably cheaper though - depends what OPs motives for moving are.

NewX I used to know very well 25 years ago or so - has it changed much?

[*Bob*]

Is 'The New ED' shorthand for 'where can I make a another killing on rising property prices'? It usually is.

? aside, CP was the most interesting alternative option several years ago and I think it probably still is now. Agree with John K though. Calling it 'The Triangle' may sound cuddly enough but the traffic cage that surrounds and divides most the bits you want to get to is oppressive and is unlikely to be pedestrianised on the weekend anytime soon.

Some great piles in Sydenham though.

[lulu]

What about Honor Oak Park. It doesn't quite have all the independents shos and bars and tell high street is quite small but its changing all the time and it's a skip away from East Dulwich, has really good transport links ( east London line and overground) and really good schools.

Prices are shooting up though....

[PeckhamRose]

My mate lives in Upper Norwood. There is a nearby carpet school (Harris) and fabulous architecture. Local bus 410 take you to Crystal Palace so you can get a 63 and visit your East Dulwich mates. She loves it there. Nice park too. South Norwood Lake in one direction and Crystal Palace in the other.

[willma]

I used to live in East Dulwich up until about two years ago when I decided to sell my flat and look for a house with my partner. We needed more space so a house was the only option for us. Although I loved living in the area we couldn't consider staying there simply because the price of property was, and still is sky high. We had to consider other areas in our search and started looking in Nunhead, Crystal Palace and Sydenham as these areas appeared to be a bit cheaper than East Dulwich. After losing out on various properties and becoming more and more disillusioned by the lack of properties available to buy, we decided to widen our search a bit more to cover areas which we had never considered before. It was only after looking a property in Penge that my parner and I realised how much more value for money you get there. Under 400k for a good quality terraced Victorian house in a nice tree lined quiet road, 2 mins from the train station. There is Crystal Palace park only 10 mins walk away where you've got a good sports centre and a lovely new cafe which has recently opened up inside Crystal Palace station.

I have to admit, Penge itself has a long way to go before it becomes anywhere near a trendy place to live like East Dulwich but it certainly has a lot of potential. The transport links are excellent. We have the choice of using either Penge East station where there are trains every 15 mins to Victoria or there is Penge West for services to London Bridge and south to Croydon and beyond. Although we don't have any kids there are some great schools not too far away. Shopping is ok too. There's a Saisburys on the High Street, a great local butcher, DIY shops as well as many other useful shops. If we need to go out for for a drink or to a restaurant, it's only a short bus ride on the 176 to East Dulwich or alternatively we can get on the train to Beckenham, Bromley or Central London. Sydenham and Crystal Palace is only a short walk away too.

I suppose what I am trying to get at here is that people should not dismiss areas like Penge. Perhaps it's because of the unfortunate sound of the name or something? Apperently the name Penge is derived from the Celtic word Penceat which means "edge of wood" and refers to the fact that the surrounding area was once covered in a dense forest. Penge has a lot going for it and the benefits of living here far outway the negatives, so my advice to anyone considering a move into a larger property should consider areas such as Penge an option and not to dismiss it entirely.

[Voyageur]

willma Wrote:

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> I used to live in East Dulwich up until about two

> years ago when I decided to sell my flat and look

> for a house with my partner. We needed more space

> so a house was the only option for us. Although I

> loved living in the area we couldn't consider

> staying there simply because the price of property

> was, and still is sky high. We had to consider

> other areas in our search and started looking in

> Nunhead, Crystal Palace and Sydenham as these

> areas appeared to be a bit cheaper than East

> Dulwich. After losing out on various properties

> and becoming more and more disillusioned by the

> lack of properties available to buy, we decided to

> widen our search a bit more to cover areas which

> we had never considered before. It was only after

> looking a property in Penge that my parner and I

> realised how much more value for money you get

> there. Under 400k for a good quality terraced

> Victorian house in a nice tree lined quiet road, 2

> mins from the train station. There is Crystal

> Palace park only 10 mins walk away where you've

> got a good sports centre and a lovely new cafe

> which has recently opened up inside Crystal Palace

> station.

>

> I have to admit, Penge itself has a long way to go

> before it becomes anywhere near a trendy place to

> live like East Dulwich but it certainly has a lot

> of potential. The transport links are excellent.

> We have the choice of using either Penge East

> station where there are trains every 15 mins to

> Victoria or there is Penge West for services to

> London Bridge and south to Croydon and beyond.

> Although we don't have any kids there are some

> great schools not too far away. Shopping is ok

> too. There's a Saisburys on the High Street, a

> great local butcher, DIY shops as well as many

> other useful shops. If we need to go out for for a

> drink or to a restaurant, it's only a short bus

> ride on the 176 to East Dulwich or alternatively

> we can get on the train to Beckenham, Bromley or

> Central London. Sydenham and Crystal Palace is

> only a short walk away too.

>

> I suppose what I am trying to get at here is that

> people should not dismiss areas like Penge.

> Perhaps it's because of the unfortunate sound of

> the name or something? Apperently the name Penge

> is derived from the Celtic word Penceat which

> means "edge of wood" and refers to the fact that

> the surrounding area was once covered in a dense

> forest. Penge has a lot going for it and the

> benefits of living here far outway the negatives,

> so my advice to anyone considering a move into a

> larger property should consider areas such as

> Penge an option and not to dismiss it entirely.

Penge has a lot of potential and is (very) gradually changing in a positive way. I have various friends who moved there from CP for the same reason as you and certainly don't regret it

[Voyageur]

PeckhamRose Wrote:

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> My mate lives in Upper Norwood. There is a nearby

> carpet school (Harris) and fabulous architecture.

> Local bus 410 take you to Crystal Palace so you

> can get a 63 and visit your East Dulwich mates.

> She loves it there. Nice park too. South Norwood

> Lake in one direction and Crystal Palace in the

> other.

Upper Norwood is CP apparently, or rather Upper Norwood is the original but it became called CP for obvious reasons.

As for the traffic around the CP triangle, you don't notice it if you live there - much like many parts of London. The plus side of the triangle is that everything is everything is close by - plus as the area is compact it is very easy to get to know each other. It is getting expensive though, so if the OP is looking for a larger property they will find better value in the other Norwoods and Penge.

And NewX? What's it like now?

[EvaC]

Why not Penge?

[djw]

Nunhead all the way. Housing is cheaper for big victorians and there is investment coming into the high st and trendy shops opening - furniture - bike - cool cafe/deli - fishmonger. Also, Ivydale School has been recently upgraded to GOOD. Transport links are good. Ivydale area can be serviced by Nunhead and Brokcley train services, going into Blackfriars, London Bridge and Victoria.

An easy walk back to LL as well if you are missing the action.

[whisteria]

Nunhead for sure. Look around Ivydale Road. Huge houses compared to East Dulwich for the price. Ivydale School. The Dish and the Spoon Cafe and Washboard drycleaners. East Dulwich is just a walk across the park, so you can head out to Lordship Lane and get the bus back or walk!

[paco]

A friend of mine has just bought a very nice house in West Norwood, big property and just a throw from Croxted Rd shops...

[K&O Pest Control]

you do get more for your money in Penge, people are very friendly its changing a lot (for the better), you have the wonderful Alexandra cottages which i think are protected, lennard Road have some wonderful houses tree lined, close to train stations which go into london in 12 mins, ideal if you wrk in london, i would defo look in the area 1st, you could have a pleasent surprise.

good luck

[Annette Curtain]

I tots agree with Colin (even tho I generally dis' the area, just for kicks). The cottages and the surrounding housing stock are v nice, as is the Alexandra nursery itself.

There's some very nice streets toward Clockhouse too, and even the high Street is changing.

Mind you there is also a Greggs, a Mc D's and a KFC, all a short distance of each other (take from that what you will)

It's also close to Beckenham, therefore close to WAITROSE which in itself gives you added bragging rights over ED.

(if that's your bag kinda thing)

[ratty]

We are in the process of selling our East Dulwich house and moving to Hayes in Kent. Only 25 mins away in the car. Getting an extra 2 bedrooms for ?80k less!

We looked at Beckenham and Penge but found the houses too pokey!

[legalbeagle]

Another vote for Penge for all the reasons stated. Lovely big Victorian terraces, signs of change already, nice mix of people and fab transport. Don't write it off just yet.....

[Annette Curtain]

Hayes OMG

It's full of tarmac laying caravan dwelling peg sellers.