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Would I be mad to move to 'Penge'?

Stobart Stopper said:
No we're not, it's about 25 minutes to Liverpool Street on the tube, even less if you live somewhere like Wanstead or Gants Hill. Plus it's only about 40 or less minutes to Lakeside/Bluewater. We've got Hainault Forest close by as well. Best of both worlds.
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That's *miles* out! And why would anyone boast about being near to Lakeside or Bluewater?? :p

Don't worry Filter - my friend pronounces it 'Pongj'* so it's definitely on the up!


*He may not be entirely serious
 
ChrisFilter said:
The bit of the High St directly near CP park, before the bend in the High St leads to the town of the living dead, is actually pretty nice. Some beautiful churches and almshouses. Besides, with the ever creeping crawl of gentrification, it ticks all the boxes: good housing stock, near to a park, good transport links, etc. Give it two years and there'll be a wanky bar, a deli and a gastropub and it'll be the new Herne Hill ;)
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I think if that was going to happen it would have by now :D
 
why can't it go up?
i mean it's so near crystal park.

we were initially looking at Forest Hill/Sydenham. then SE19.
as well as Carshalton.

Penge doesn't sound so bad does it?
am i getting desperate too?
 
I think Penge is ok. It's a bit scruffy in places, but apart from following general market trends, Penge property is never gonna go down in price. It's never going to get more unfashionable.

It's got many plus points and whilst it's a cheap part of town with good access to transport and an amazing park, then young middle-classes are going to start populating it, thus driving prices higher and attracting other young middle-class people. Penge is just a bit late to the party, like much of South East London. Anywhere on the East London line is going to get further into the public conscience as well.
 
I think the idea of trying to second-guess areas that might see a Clapham style sea change over the next 5 years is pretty pointless and more than likely made of fail.

Many of the Penge plus points apply to Streatham but it's never going to go the same way as Balham. Trains are full of middle class people in suits going to work, has amazing transport links and won't get any worse :D And it has a Pizza Express....:eek::D
 
g force said:
I think the idea of trying to second-guess areas that might see a Clapham style sea change over the next 5 years is pretty pointless and more than likely made of fail.
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I agree entirely; that's not what I'm doing. I'm looking for a place where I can afford a decent house and can get to work/friends easily. Penge ticks those boxes with the added advantage of the park.

My point was merely that if prices have got so high that Penge now enters people's 'possibility' list, then the place can only improve.
 
i lived in the bit of forest hill that borders onto penge about 6 years ago and only for a few months so im no expert on the area..im still gonna offer an opinion tho..;)

i read yr beckenham thread as well so i know you are looking there as well, ive not been there so i cant compare the 2 areas fully..i do feel beckenham will NOT increase in value as much as penge will(no tube, tube adds a lot of value)..beckenham might suit you more as you want to have kids..i would think the schools would be better in kent then in penge?

for MYSELF i would pick penge over beckenham as it will be on the east london line in a few years and also its proximity to crystal palace where i hear there are some decent pubs/resturants/maybe even live music:D
that would be a short bus journey for you and yr partner from penge..

as many people have said already in penge itself there isnt anything inviting to do,dont know how rough it gets at night cos i was always standing on the london rd at night waiting for the 176 to go into town never been to penge at night;)..im guessing beckenham is similiar as far being dull? but you have said entertainment isnt yr top priority..which is fair enough

id say visit both areas at night..esp on later on fri/sat nights..see if it feels safe-ish...
check out school standards
compare size of place yr money buys in both areas
good luck in yr search!
 
Penge East and Penge West are just the names of the stations really... they're only 5 mins apart. The north-western end of the High St is a bit quieter, nearer the park, less grim looking, nicer buildings, but then there's the Queen Adelaide estate just off it, which I hear is a bit rough (the place we looked at is pretty much next door to it).

The South-Eastern section of the High St is your bog standard down at heel High St really.. dunno how rough it is.
 
ChrisFilter said:
I agree entirely; that's not what I'm doing. I'm looking for a place where I can afford a decent house and can get to work/friends easily. Penge ticks those boxes with the added advantage of the park.

My point was merely that if prices have got so high that Penge now enters people's 'possibility' list, then the place can only improve.
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Agreed...that's why ended up in Streatham rather than Tooting (which I personally can't see the fuss about....oh it's on the Northern Line :rolleyes:)
 
Penge has actually changed a lot over the last few years already. The previously excellent market has all but died, a lot of the best small shops have closed down and it's become very Turkish/Muslim. The latter has brought some better shops back. Anyway if it's going to change, it could become a really Turkish area.
 
RubyToogood said:
Penge has actually changed a lot over the last few years already. The previously excellent market has all but died, a lot of the best small shops have closed down and it's become very Turkish/Muslim. The latter has brought some better shops back. Anyway if it's going to change, it could become a really Turkish area.
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I could live with that, I have a lot of time for the Turkish. Maybe Efes in W. Norwood will open a second branch* :cool:

*Not all my opnions on areas are formed by food ;)
 
RubyToogood said:
Penge has actually changed a lot over the last few years already. The previously excellent market has all but died, a lot of the best small shops have closed down and it's become very Turkish/Muslim. The latter has brought some better shops back. Anyway if it's going to change, it could become a really Turkish area.
Click to expand...

I could live with that, I have a lot of time for the Turkish. Maybe Efes in W. Norwood will open a second branch* :cool:

*Not all my opnions on areas are formed by food ;)
 
ChrisFilter said:
I could live with that, I have a lot of time for the Turkish. Maybe Efes in W. Norwood will open a second branch* :cool:

*Not all my opnions on areas are formed by food ;)
Click to expand...

Any area with lots of shops selling good quality, cheap houmous and feta has at least something going for it :cool:

Plus the turkish shops are always open...
 
And Penge has a Homebase a la Green Lanes. Penge, the new Green Lanes? Hope not.

So, put an offer in. £10k less than asking and the vendors in no rush to move, but worth a pop.
 
dagenham?

i lived in essex for a number of years.
romford, ilford, barking, goodmayes...
...never again.

and i don't think penge could ever change into a new green lanes.

anyways, i'm gonna check a 3 bed house there this weekend.
realised it's only 17 mins into victoria.
and still pretty close to brixton.

gonna have a walkabout...
 
just out of interest.. are the houses in dagenham the cheapest in london? what sort of prices for a 3 bed house?
sorry fo the derail
im not saying i want to live there..the BNP thing puts me right off..but certain freinds who come from rough areas up north say they would consider any area in london to buy if the price is low ennough..i remember KBJ posting on how awful dagenham is...never been there but might be checking out barking(also never been) to go charity shopping
 
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