Area Guides

Crystal Palace Area Guide (Updated 2023)

Rising from the hills of London, Crystal Palace offers stunning 360-degree views over both the city and the countryside. This vibrant community is highlighted by a triangle of streets with intriguing independent and new markets to explore. The area’s beginnings trace back to 1854 when part of the Great Exhibition’s iconic iron & glass structure was relocated here, along with an accompanying train station for easy transport access and newly constructed housing built on surrounding grounds—establishing this Hilltop Haven as one not to be missed!

Crystal Palace has found new life after the 1936 dissolution of its infamous Crystal Palace. Though it continues in grandeur with 200 acres of parkland, much focus remains on Westow Street, West Hill & Church Road – locally heralded as ‘the Triangle’ – where locals can find top-notch bars, restaurants and shops! Boasting a convenient 20-minute journey to London’s financial centre, this bustling hub is well-loved by everyone from first-time buyers and young families to professionals seeking an urban retreat.

With its heritage steeped in history and locomotion, Crystal Palace Park is a hive of activity. The famous Circuit takes one back to the earliest days of motor racing – including where scenes from ‘The Italian Job’ were shot! Plus, it’s home to the only Grade I listed dinosaur sculptures on Earth – not forgetting recent regeneration plans for an even more vibrant park atmosphere.

The property scene

Crystal Palace caters to the full range of buyers with its variety of homes. From large, grand Victorian properties in Church Road and Belvedere Road conservation areas to chic Twenties and Thirties houses on Beulah Hill – or Sixties/Seventies townhouses, there is something for everyone! The most luxurious option currently available is a recently renovated six-bedroom semi-detached property just off Belvedere Road priced at a whopping £2.5 million! Alongside many other bespoke features, it boasts an elegant refurbishment offering space galore within beautiful basement rooms, including both utility & playroom facilities.

Nestled in the vibrant Crystal Palace Triangle, this stunning double-fronted family home offers an enviable combination of period charm and modern updates. Presenting 6/7 bedrooms for £2.5 million, this is a rare opportunity to own one of Gipsy Hill’s most coveted edifices. Alternatively, take advantage of another unique offering – the three-bedroom end terrace house on offer at just £875,000 has recently been lovingly refurbished and extended whilst preserving its original character! For those seeking something more affordable, there’s also a classic 3-bed conversion available nearby for only £575,000!

Crystal Palace Average Property Values
*Crystal Palace average property values January 2023. Click here to get the latest Crystal Palace property values

New-build homes

A slice of New York loft living is coming soon to the heart of the Crystal Palace Triangle. Trade Court, a brand-new development consisting of two blocks, will offer fourteen contemporary warehouse-style 1, 2 and 3-bedroom apartments with carefully considered designs for maximum space and light. From large black framed windows and doors to porcelain flooring throughout, each unit features thoughtful touches that create an atmosphere like no other in London. A select few also feature glazed screenings between hallways/living areas that deliver brightness and open-plan living spaces – offering modern city style at its best!

Verdant Mews offers contemporary townhouses in the heart of London. Each 3-bedroom residence features a ground floor with open-plan living space and bi-fold doors leading to an elegant courtyard garden. Wood effect floors throughout give it a modern finish, while upstairs, two sizeable bedrooms come complete with built-in wardrobes alongside one large family bathroom. The highlight is undoubtedly the master suite on top – boasting double-height vaulted ceilings and an en-suite for ultimate luxury within easy reach of the desirable Crystal Palace Triangle area.


With its gorgeous park and vibrant local culture, Crystal Palace has become a highly sought-after area. Competition for properties in the borough is fierce; flats now rent on average at £1,302 per month, and houses fetch upwards of £1903 – no surprise with all it offers!


Experience the convenience of Crystal Palace’s Overground service direct to Canada Water; just one stop away from Canary Wharf. With trains available from both Crystal Palace and Gipsy Hill stations, you can reach Victoria and London Bridge in less than 30 minutes! Both these locations lie within Zone 3 on your annual travel card for £1,808 – a great value opportunity not to be missed. Additionally, take advantage of bus No 3, which takes commuters directly through Brixton all the way up to Whitehall.

Shops and restaurants

Crystal Palace is a treasure trove of culture and history, boasting the iconic “Triangle” hilltop streets – Westow Hill, Westow Street and Church Road – which are home to an array of shops, cafés and restaurants. Look out for little blue plaques in shop windows throughout these areas indicating former occupants as part of The Norwood Society’s ongoing project! In particular, 16 Church Road was occupied by Mrs Faith Trotman between 1874-1895; she was reportedly a basket maker. Additionally, Crystal Palace offers great opportunities to hunt down antiques, including mid-century pieces or vintage clothing at Crystal Palace Antique & Modern on Jasper Road off Westow Hill.

Crystal Palace is home to a variety of unique stores and attractions. Sainsbury’s boasts a sizeable branch while Budgens and Iceland provide smaller alternatives. Bookseller Crow on the Hill provides readers with their literary fix; Transition Town Crystal Palace has established a Saturday food market nestled between all that shopfront hustle-and-bustle; Decorum & Do South offer exquisite interiors selections; Lowie specializes in stylish knitwear garments whilst Papagaio carries kids’ clothes and toys; Smash Bang Wallop& Brave Girl exudes boutique charm offering delightful gifts galore. The Secret Garden can also be found within minutes of Sainsbury’s car park giving green thumbs access to south London’s finest gardening heaven. Whether looking for new kitchenware, garden supplies or the perfect gift, one will be sure to find something extraordinary in this neighbourhood.

Crystal Palace’s laptop workers are spoiled for choice when it comes to independent coffee and food. Coffee and bakery enthusiasts have four unique options to choose from: Four Boroughs; Brown & Green with a warm atmosphere perfect for gathering friends or escaping solo; Blackbird Bakery embracing their roots in baking heritage since 1996; and Roasted Beans providing one of a kind speciality drinks. 

Pub crawlers also won’t be disappointed, with gems like Westow House (part of the Antic chain), The Alma, White Hart, Sparrowhawk and Walker Briggs. For something more eclectic, opt for Faber Fox, or if wanting a touch of tradition, try the reliable Royal Albert.

Joanna’s is a decades-old London staple offering all-day dining, while 400 Rabbits serves up award-winning 48-hour slow-rise sourdough pizzas. Numidie pays homage to North African cuisine and Joe – the newest addition to this bustling local scene – embraces exotic drinks spiked with tonic steeped in fruit and spices plus delicious tapas.

Open space

Crystal Palace Park is packed with adventurous activities for all and has something to offer everyone! From its awe-inspiring life-size model dinosaurs that ‘roam’ the lake to important landmarks like Brown & Green’s café, National Sports Centre and a maze where you can test your navigational skills. The park also includes an urban farm, a boating lake, and unique outdoor cinema showings – perfect for movie nights under the stars! To top it off, London’s famous Green Chain walk runs straight through this thriving community hub providing locals access from Beckenham in one direction or Nunhead in another.

Leisure and the arts

Crystal Palace is home to countless possibilities and delights, including a magnificent cinema operated by Everyman. During the summer months, revel in the exciting festivities at Crystal Palace Festival – an annual week of delightful events! If taking a dip sounds more like your cup of tea- don’t worry -the local council swimming pool sits proudly within Sixties National Sports Centre.


The Crystal Palace area and its neighbouring wards offer a plethora of educational choices. From state schools boasting “outstanding” ratings from Ofsted to private institutions in Dulwich, parents can rest assured that their children will have access to quality education options regardless of the route taken.


Paxton, Rockmount and St Joseph’s RC are three of the top-rated primary schools in this area. Located along Woodland Road, Chevening Road and Woodend respectively, these institutions boast “outstanding” ratings from Ofsted evaluations.


Harris City Academy Crystal Palace and Kingsdale are “outstanding” state comprehensives catering to students aged 11 to 18 across both co-ed. Other “good” rated establishments include Virgo Fidelis RC (girls), Norwood (co-ed) St Joseph’s RC School(boys), Sydenham Girls’ School, Norbury Manor girls’ school and The Elmgreen School – catering for ages ranging from 11 all the way through to 18 years old across mixed genders depending on the institution.

Higher education

Harris Professional Skills Sixth Form opened its doors to both male and female learners ages 16-18 in Oliver Grove, South Norwood, 4 years ago. The innovative school recently received its first inspection from Ofsted, with inspectors judging it as a ‘Good’ school, with the quality of education and behaviour of pupils assessed very positively. 


Several private schools cater to learners from ages two to 18. Oakfield and Rosemead on Thurlow Park Road offer co-ed education for children aged 2-11, whilst Sydenham High is an all-through school catering specifically for girls aged 4 -18 on Westwood Hill. Alleyn’s College primary is located at Townley road and offers Co-ed courses between 4 – 18 years old.

Crystal Palace Area Guide (Updated 2023) Read More »

Mitcham Area Guide (Updated 2023)

The charming town of Mitcham is located on the eastern side of the London Borough of Merton. It sits close to several other noteworthy areas in London such as Thornton Heath, Streatham, Croydon Sutton and Tooting. The river Wandle bounds the area, with a large portion dedicated to Mitcham Common for recreational activities. Records show its origins date back much further than even Domesday Book (1086) – when it was known as Michelham, meaning ‘Large Homestead or Village’ from Old English micel and hām – evidence pointing towards both Roman & Anglo-Saxon burials having been discovered nearby over time.

Mitcham is poised to become an abode of opportunity as major investments and council funds are being channelled into creating vibrant spaces with easy connectivity, diverse open green areas and reasonably priced housing. New homes, cosy stores, and an improved town centre along natural vistas will make this suburb a desirable hub.

Places To Eat and Drink in Mitcham

Mitcham offers delicious dining options for every type of cuisine. For steak connoisseurs, Miller and Carter by Mitcham Common have been recognized with the prestigious ‘Masters of Steak’ award from the Craft Guild of Chefs. Gino’s Pizzeria Restaurant presents diners with authentic Italian Pizza and Pasta dishes. At the same time, The Ravensbury Asian Fusion Eatery serves Indian, Hakka & Szechuan delights alongside a vibrant dance club at night!

Experience the Mitcham community’s two finest watering holes – The Gardeners Arms, established in 1873, and White Lion of Mortimer. Both are located on the iconic London Road; The Gardener Arms serves traditional Irish hospitality to its guests, while at White Lion, you can try an impressive range of real ales since it became a free house.

Shopping and amenities

Mitcham town centre and nearby Tandem Centre have got you covered for all your shopping needs. With a variety of big-name supermarkets like Asda, Morrisons, and Iceland, along with independent shops – there’s something to suit everyone’s budget! A quick train ride from Mitcham is the hustle and bustle of Clapham Junction. Shop-till-you-drop at designer boutiques in Clapham Junction within 15 minutes or explore Wimbledon Village’s charming markets just 14 minutes away by tram – retail therapy does not get much better than this!!

Things To Do in Your Free Time

Mitcham has plenty of options if you’re looking for fun activities to fit into your free time. For fitness-seekers and social butterflies alike, Tamworth Lane offers up a range of tennis courts available for all residents to use without charge! Thrill-chasers can also make the most out of their afternoon at Teamsports Go Karting track; this multi-level complex is located only minutes away from the town centre and boasts over 400m worth of track. Those inspired by history may want to check out Wandle Industrial Museum just off London Road – visitors find themselves in an educational wonderland that highlights various tales about local industry reliance on River Wandle as well as long-forgotten mills from years past.

Canons House, the world-renowned mansion in Mitcham, is receiving 4.4 million from National Lottery funding to restore and bring it into the 21st century! Exciting works include refurbishing the Canons ponds for visitors’ enjoyment, a new communal garden area with fresh greenery everyone can visit and reconnect with nature, as well as giving Mitcham Athletic Club’s historic running track an upgrade that includes a brand-new surface. To top off this spectacular transformation, there will be a café added, complete with a space ideal for events – just imagine all of its potential uses!

Property scene

Mitcham’s property market has seen significant growth in recent years, with Ashbourne Road featuring the area’s most expensive house: a wonderfully spacious 4-bedroom terraced home spread over 3 floors and boasting an impressive garden is available for £900,000. North Mitcham – connecting to Streatham and Tooting – draws many due to its plentiful Victorian houses and maisonettes that offer a similar style of living as neighbouring areas but at more accessible prices. Thirsk Road also presents high demand from buyers thanks to an incredible four-bedroom residence equipped with two bathrooms listed at £795,000 – making it the second priciest option in Mitcham overall.

Commonside West has something to offer for people drawn by the tranquillity of nature. Here, Georgian-era homes line up in an attractive and tranquil symmetry – perfect for those who appreciate a picturesque view accompanied by peace and serenity.

New Build Homes

St Agustin Court Mitcham is an ideal location for first-time buyers, as the nearby Abbey Mills connects it to both Colliers Wood and Mitcham. The Tandem Centre in Colliers wood provides easy access to premier shopping outlets that everyone can enjoy. St Agustin Court also offers impressive ownership options with 25% shares starting at £92,625 – a more attainable solution than buying outright!

*Mitcham average property vaules January 2023 Click here to get the latest Mitcham property values


Mitcham offers a wide range of rental accommodations to suit any budget. From studio apartments starting at just £900 per month through to luxury two-bedroom flats on the borders of Colliers Wood for around £1500 – Mitcham has something perfect for every prospective renter! For those seeking period conversions or larger family homes, you’ll also be spoilt for choice in this vibrant and affordable area.


Mitcham proudly opened the doors to its own station on June 2, 2008 – Mitcham Eastfields. With this new addition, local residents gained improved access to places like Wimbledon, Dorking and Central London in no time! The fast train service that runs between Mitcham Eastfields Station (in fare zone 3) and London Bridge can get commuters there within 23 minutes flat – a huge benefit compared with having to take a bus all the way from distant Hackbridge’szone-4Mitcham Junction station before. Additionally, West Hampstead Thameslink now passes through here as well, providing an hourly direct connection between St Albans and Central London.

Mitcham Junction offers commuters both a railway and tramline, connecting Wimbledon to Beckenham via East and West Croydon. Various bus services are also available, including night buses for those travelling further into Central London. An Annual Travel Card offering convenient access to zones 1-3 will cost up to £1808, while the price increases slightly for zone 1-4 at £2208 – an affordable solution for frequent travellers in the area!


Mitcham is located in the CR4 postcode area, which includes Hackbridge on its outskirts. Though parts of Mitcham Common and Mitcham Junction fall under a different postal code – CR0 – they remain firmly within this vibrant district’s reach.

Open space

Mitcham Common is a remarkable open space in South London that spans 182 hectares (460 acres). It’s been recognized as a Site of Metropolitan Importance for Nature Conservation due to its remarkable variety and ecological significance. Seven Islands Pond area stands out amongst the diverse sub-sites on the common, while The Ecology Centre serves as a hub where staff can easily manage Mitcham Common. Traditionally, Mill House restaurant sits right next door – which includes one of the few remaining windmills from days gone by!

Mitcham Golf Club

Mitcham Golf Club has a long-standing history on the Mitcham Common, dating back to the 1890s. The Board of Conservators entrusted with looking after this green space were more than willing to welcome golfers – so long as it did not interfere with local residents’ “common rights” for outdoor activities! This beloved 18-hole course lies south of Croydon Road and between Beddington Lane & Carshalton Road.

Figge’s Marsh, the triangular open space and its neighbouring housing at the fork of London Road and Streatham Road in north Mitcham, is full of activity. A few years ago, an outside gym was commissioned by the council to give residents a fantastic place for exercising outdoors, while Tamworth Recreation Ground offers tennis courts as well as an adventure playground complete with refreshing sprinklers perfect on hot summer days!


Mitcham and Morden boast an impressive selection of educational facilities, ranging from primary to secondary schools. The area is home to two ‘Outstanding’ rated Ofsted Schools – Cricket Green School & Singlegate Primary School – as well as three ‘Good’ rated institutions, including St Peter and Paul Catholic Primary school, St Thomas of Canterbury Catholic Primary School &

St Mark’s Church Academy for Secondary education. Further notable establishments include the exclusive National Trust associated London Acorn School along with specialist Perseid Outstanding Rated Care facility. With such a wide array of varied offerings, Mitcham provides top-notch quality provision when it comes to youth learning needs!

Further education

Merton College, located just a short distance away in Morden, is the place to go for those seeking further education. With easy access from Mitcham and courses available ranging from school leavers to apprenticeships and adult-focused training classes – there’s something suitable here no matter what your goals may be!

Roehampton University, just a 20-minute drive from Mitcham, offers an array of educational opportunities for all levels. In addition to its world-renowned undergraduate and doctoral courses, Roehampton also has one of the most diverse student communities in Britain, with representation from 146 countries around the globe.

Parents looking for resources can find local baby and toddler classes through Happity plus connect with other parents locally on the Mush app as well as discover family activities via Hoop – multiple options that will help families transition into life together more seamlessly than ever before!

As Mitcham undergoes a powerful period of regeneration, it is destined to develop into an acclaimed and popular destination for locals and visitors alike.

Mitcham Area Guide (Updated 2023) Read More »

Thornton Heath Area Guide (updated 2023)

Thornton Heath is a vibrant, multicultural community nestled in the London Borough of Croydon. Explore its diverse range of restaurants and bars in this pocket of London – all for an affordable price! Plus, with £3 million invested in regeneration projects across the high street, there’s never been a better time to get acquainted with Thornton Heath. Come discover what it has on offer today!

Places To Eat and Drink in Thornton Heath

Thornton Heath is renowned for its welcoming community atmosphere, with a wide selection of eateries and bars. For the sports fanatics out there – The Railway on Brigstock road offers everything from burgers to vegan options, making it an ideal match-day destination among Crystal Palace fans! Alongside this longstanding pub are equally popular restaurants such as Blue & Orange, which has been providing quality Mediterranean dishes and seafood along the high street since 2005 or Yah-So Caribbean Restaurant, where their legendary rum punch can be enjoyed alongside delectable Jamaican cuisine.

Things To Do in Your Free Time

Thornton Heath offers a plethora of activities for those looking to enjoy their free time. Nature enthusiasts can explore Grangewood Park, home to an abundance of wildlife and annual events for the local community. Those seeking nighttime entertainment should visit The Railway, where music plays on Friday and Saturday nights. Fitness fanatics will appreciate the recently renovated Leisure Centre boasting an Olympic-sized swimming pool as well as various classes such as Yoga or Karate – something suitable for everyone!

Property Scene

Thornton Heath’s property market is a diverse one, with varying styles and sizes of homes to fit any taste. Topping the list as the most expensive on Rightmove in the CR7 area currently is an expansive nine-bedroom semi-detached house located at Highbury Avenue for £850,000. Following closely behind this magnificent abode is another Victorian beauty found along Bensham Manor Road – boasting four bedrooms spanning nearly 2,000 square feet – making it popular among buyers who seek residences offering plenty of space!

Bensham Manor Road is a main artery of Thornton Heath to Croydon, lined with purpose-built properties and traditional Victorian maisonettes. Many are still equipped with original coal cellars – a testament to the area’s rich industrial history. Just off Bensham lies Green Lane which runs through CR7 in Thornton Heath all the way down south into SW16 at Streatham High. Here you’ll find America’s Estate, where most roads bear names familiar stateside, such as Maryland Road itself: home currently on offer for £650K boasting three bedrooms within this much sought-after spot near Norbury & Upper Norwood.

Located in Scotts estate, the much sought-after roads of Braemer Avenue, Winterbourne and Bridport Road are home to a variety of dwelling types, including terraced four-bedroom homes currently offered at £525.000, as well as purpose-built maisonettes, 1960s flats and exquisite Victorian Homes originating from previous centuries – some converted into rented apartments. In addition to this area lies Parchmore Road running parallel with Thornton Heath High street offering an additional selection of commercial shops mixed together with newly developed housing units alongside more mature period homes – two-bed dwellings recently advertised for sale ranging between £350- £400K.

Thornton Heath Average property values march 2023
*Thornton Heath average property vaules March 2023 Click here to get the latest Thornton Heath property values

First-time buyers and shared-ownership homes

Flora Court is an attractive and modern apartment block located on a picturesque mews just a stone’s throw away from Thornton Heath library, offering quick access to transport links! All apartments are fitted with private balconies or terraces alongside striking interiors, perfect for those looking to own their dream home within the affordable area of South London. Thanks to shared ownership initiatives, finding your ideal property has never been easier – come explore Flora Court today!


Living in Thornton Heath offers an affordable and convenient option for renters looking to remain close to Croydon. Those seeking Victorian home conversions can find studio apartments for as low as £800 PCM, while two-bed houses near the train station start from £1400 per month. The recently developed London Road offers additional luxury – one-bed flats come equipped with balconies, white goods, and a bike shed starting from just £1300pcm!


Thornton Heath and Selhurst stations offer commuters a handily placed gateway to all life in London has to offer. Connecting passengers via Zone 4, you’ll find yourself at East Croydon station within just 6 minutes, opening up routes straight into the heart of Central London – with trips as speedy as 16-minutes away from London Bridge Station or 21-minute jaunts over to Victoria – not forgetting Gatwick Airport which is only 15 minutes journey away! Invest smartly on an annual travel card for £2,628 per year and be merrily transported around the capital without any hassle.


Residents of Thornton Heath enjoy the convenience of two postcodes! CR7 encompasses most of the area, while part also shares and uses some elements from a second postal code – CR0.

Open spaces

Thornton Heath Recreation Ground spans an impressive 5 hectares, offering residents a plethora of activities like a bowling green, cricket wickets and playground equipment to enjoy. On weekends it’s not uncommon for the area to be bustling with people coming together to revel in games such as football and cricket – uniting the community spirit even further. For those looking for something more tranquil, there is Trumble Gardens along Brigstock Road; purchased by Croydon Council back in 1947, this picturesque spot offers tennis courts and children’s play space – making it an ideal venue for families seeking quality time spent outdoors.


Primary schools

Thornton heath residents can be assured that their children are in good hands – David Livingstone and Gonville Academy, both part of the Step Academy Trust, have been rated “Outstanding” and “Good” by Ofsted, respectively. These schools uphold a mission to improve life chances for all students giving parents peace of mind while they work hard to provide better futures for them.

Secondary Schools

Thornton Heath is home to Norbury High School for Girls, a top-performing secondary school situated on Kensington Avenue. Harris Invictus – an 11 to 18 educational institution located along London Road. Croydon is easily reached by bus or train and offers further educational choices.

BRIT School for Performing Arts and Technology

Thornton Heath is home to BRIT School for Performing Arts and Technology, a school that attracts students across London that seek an excellent education in the dramatic and visual arts. BRIT stands out among other private schools in Thornton Heath due to its razor-sharp focus on developing technical and creative skills while also offering a progressive and comprehensive curriculum. BRIT School’s commitment to providing an inspiring, collaborative learning environment has not gone unrecognised either – over the past decade, BRIT has produced some of Britain’s best-known musicians, filmmakers, fashion designers, actors and more. With BRIT at their doorstep, Thornton Heath locals proudly nurture their community’s art scene from within.

Thornton Heath is ideal for those seeking a bustling yet close-knit community atmosphere. Thornton Heath’s diversity is obvious through its array of shops and eateries, offering a modern urban environment. Thornton Heath’s residents are well-connected and often meet up along the high street while shopping or attending community street events such as bazaars and fairs. Moreover, Thornton Heath offers great transport links for commuters keen on making their journeys into central London with ease. Thornton Heath is the perfect place for residents looking to experience city living mixed with suburban charm.

Thornton Heath Area Guide (updated 2023) Read More »

The ultimate guide to the Croydon area (updated 2023)

Croydon is located on the edge of London, making it a great place to stay if you’re looking for easy access to the city Centre without paying high accommodation prices. With plenty of places to eat and drink, plus numerous activities, Croydon is a vibrant and diverse area with something for everyone. Let’s take a closer look at what this amazing borough has to offer.

Places To Eat and Drink in Croydon

When it comes to food and drink, Croydon has plenty of unique options. The Boxpark pop-up offers international street food from all over the world, while BRGR&BEER serves up delicious burgers. McDermott’s has award-winning fish & chips, Green Dragon offers craft beer and entertainment, and The Oval Tavern hosts live music events. There is also the Builders Arms which was named the 2018 Borough Pub of the Year by CAMRA.

Things To Do in Your Free Time

If you’re looking for something fun to do in your free time in Croydon, there are plenty of options available! Matthews Yard is a great place to visit; there’s a theatre, art gallery, restaurant and more. Lean Cinema shows arthouse films, as well as hosts regular events such as Q&As with directors or actors who have featured in the films being showcased. Music lovers can check out the Food & Music Festival which celebrates street food and local bands annually or Butterfly Effect which specializes in drum & bass /garage music.

Boxpark Croydon

In recent years, Croydon has become increasingly known as a hub for insurance and financial services companies. AIG, American Express, Zurich, Liverpool Victoria and Goldman Sachs all have offices here, and the city has the potential to become a new sort of urban Centre with workers living in high-rise apartment blocks and walking to work in nearby high-rise office buildings. While some may see this as a step towards an impersonal, corporate-controlled cityscape, others believe that it could be an exciting opportunity to create a more efficient and sustainable way of life. Whatever the outcome, it is clear that Croydon is poised to undergo a major transformation in the coming years.

After a three-year, £42 million restoration, Fairfield Halls reopened its doors to the public. Often described as the “Festival Hall of the south,” the venue was originally built in 1962 but had fallen into disrepair in recent years. It reopened with a bang, hosting the only UK performances of the musical Angela’s Ashes, based on Frank McCourt’s book about his Limerick childhood. In addition, the foyer features a photographic exhibition celebrating the Windrush generation. Visitors are thrilled with the venue’s new look and are looking forward to seeing more world-class performers grace its stage in the years to come.

Property Market in Croydon

Of the wide range of homes in Croydon, the priciest is the large detached houses with big gardens in Shirley, south of the town Centre. According to Rightmove, the most expensive house for sale now is Bishops Walk in the popular Shirley Hills area, a newly built six-bedroom 8,000sq ft home with a 1-acre garden, priced at £4,250,000. In second place is a five-bedroom house in Shirley Hills Road adjacent to the Addington Palace and world-renowned Addington golf courses east of the town Centre, priced at £3 million. These roads largely contain detached Arts and Crafts-inspired houses.

Moving away from stately mansions, Park Hill, southeast of the town Centre between Barclay Road and Coombe Road, is an estate of Sixties and Seventies Wates-built houses in walking distance of East Croydon station. A three-storey, three-bedroom townhouse here is for sale with an asking price of £550,000. Park Hill also contains the St Bernard’s conservation area; 21 locally listed houses on a wooded, hilly site by Swiss architects Atelier 5. The Waldrons conservation area southwest of the Centre has a crescent of early Victorian villas – one of which was home to Cicely Mary Barker, author of the Flower Fairy books. The majority of the big detached Edwardian and Victorian houses in the Chatsworth Road and East India Estate conservation areas have been divided into flats; however, a seven-bedroom Edwardian semi in Outram Road is for sale at £875,000 as a development opportunity.

In conclusion, if you’re looking for a luxurious property in Croydon with all the bells and whistles then you’ll likely find it on Shirley or Whitgift Foundation roads. However, if you’re on a more modest budget then there are still many lovely areas containing housing developments from different eras throughout Croydon’s history.

New Build Homes

London Square Croydon is a stunning new development located next to West Croydon station. It offers 108 high-end private apartments, ranging from one, two and three-bedroom units. With its landmark tower, these stylish homes have been designed with flexible layouts, featuring contemporary finishes with private winter gardens. Residents of London Square Croydon are spoilt with the wide range of amenities available at their doorstep. An inviting public square welcomes visitors, complete with ground floor shops, cafés and restaurants that add to the vibrant atmosphere. From here, residents can enjoy views of Croydon’s skyline as well as London’s skyline from the top of the tower; what could be more inspiring? Inside the apartment complex, there is also a chic residents’ lounge which is equipped with Wi-Fi and leads out onto one of three communal landscaped terraces; perfect for outdoor gatherings or relaxing in peace and quiet after a busy day.

Prices start from £358,000

First-time buyer and shared-ownership homes

Aspect Croydon offers a stunning range of luxury 1, 2 and 3-bedroom apartments with the added benefit of Shared Ownership. Inside, you will find full-height windows and winter gardens offering ever-changing views and natural light to flood through the space. The modern bathrooms and kitchens come flawlessly fitted with integrated appliances and light wood features throughout. To complete this deluxe experience, residents have access to a concierge within an impressive entrance lobby featuring flexible mezzanine communal space. You won’t find higher standards elsewhere in Croydon – Aspect is the ultimate living experience.

*Croydon average property vaules March 2023 Click here to get the latest Croydon property values


Looking for rental accommodation doesn’t have to leave you skimping on quality. Period conversion flats starting at £1300 a month for one-bedroom homes and £1,600 for two bedrooms offer modern luxury right in the heart of the city. Or, alternatively, Saffron Square provide spectacularly designed flats starting at £1,175 a month for one bedroom and £1,575 for two bedrooms. But if you’re looking for an even more lavish setup Ten Degrees offers 44 floors of premium apartment rentals with bespoke furniture, SMEG kitchen appliances, built-in wardrobes and city views all from just £1,450 a month for a one-bedroom flat. From apartments to penthouses there’s something to suit every budget and lifestyle.


Commuters in and around the London Borough of Croydon have been pushing for their local train stations to be brought into Zone 4. East, West and South Croydon are all connected and offer a variety of services. East Croydon provides access to London Bridge in 16 minutes, Victoria in 21 minutes, Blackfriars in 21 minutes on Thameslink and St Pancras within 30 minutes, as well as Gatwick Airport in only 15 minutes.  From West Croydon, there is access to London Bridge in 18 minutes and 33 minutes to Victoria. Additionally, there’s an Overground line where commuters can reach Shoreditch High Street and Canada Water – just one stop away from Canary Wharf. Annual travel card costs up to £2,628. Tramlink serves outlying areas of the borough that connect to East and west Croydon station hubs.


Croydon is covered by the large postcode area of CR0. Starting in the heart of Croydon town Centre and extending as far out as Shirley, this postcode uniquely identifies many different areas in the local vicinity. South Croydon is not included in CR0 though – it’s part of the smaller but equally important CR2 postcode area.

Open spaces

Croydon is fortunate to have access to plenty of open space for people to explore and enjoy. Wandle Park provides four hectares of town Centre parkland, as well as tranquil visits along the river it contains. Park Hill Recreation Ground offers a walled garden, tennis courts, and playground in addition to its water tower. Lloyd Park, east of the town Centre, features a café, outdoor gym and bowling green. Beyond Croydon’s borders lies the London Loop Walk among Addington Hills. Croydon is also blessed with four golf courses: Shirley Park; Croham Hurst; Addington Palace and De Vere Selsdon Estate.


Croydon is home to the Whitgift Foundation, established by John Whitgift in 1596 and still exerting influence today. The foundation runs three private schools within Croydon as well as being a major landlord: Old Palace of John Whitgift (girls), Whitgift School (boys) and Trinity (co-ed). In addition, Croydon boasts many state schools while nearby Sutton offers three grammar school options ranging from “outstanding” level – Wallington County Boys’ School and Wilson’s Boy’s School at Mollison Drive and Wallington High (girls,) in Woodcote Road which is judged to be “good”

Primary schools

Outstanding primary schools provide parents with a wealth of choice in St Mary’s RC Infants Primary School adjoined by its good-rated Junior school counterpart; Chestnut Park and Heathfield have also achieved outstanding praise. Similarly joined together is Park Hill Infants accompanied by its “good” rated junior sibling on Stanhope Road for busy families in the Croydon area alike. Finally, two Harris Primaries are set next door to one another – Purley Way (Propeller Crescent) & Haling Park (Hailing Street).

Secondary Schools

Croydon offers a range of fantastic secondary schools for parents to choose from. Among them is the outstanding comprehensive Harris Invictus located in London Road, home to students aged 11-18. There are also five additional “good” rated comprehensives reaching as far south as Purley: St Mary’s Catholic High School, Archbishop Tenison’s CofE Academy, The BRIT performing arts and technology school (renowned for producing musical moguls Adele and Amy Winehouse), Thomas More RC College and The Archbishop Lanfranc academy — all offering quality education opportunities until age 16 or 18 respectively! Last but not least Oasis Shirley Park accommodates learners between 3 and 18 years. With such an array of possibilities, residents can confidently guarantee they’re enrolling youngsters into suitable educational establishments across Croydon borough.

Ark Blake Academy

In September 2020, Ark Blake Academy opened its doors to welcome the inaugural class of Year 7 pupils. Utilizing state-of-the-art amenities such as a 3G sports pitch on the rooftop and an array of music facilities including a recording studio – this new Addiscombe school is set up perfectly for students to get creative with their studies! Alongside these great resources, they also have access to a four-court sports hall, dance studio, outdoor playground and drama suite – giving every student ample opportunity for development in whatever area interests them most.

Private schools

Elmhurst and Cumnor House offer boys aged two to thirteen the unique opportunity for a first-class private school education. Elmhurst is situated on South Park Hill Road whilst Cumnor can be found on Pampisford Road, both providing diverse learning opportunities that yield outstanding results.

The Cedars, a boys’ school for ages 11 to 18; Royal Russell, a co-ed establishment with programs ranging from 3 years old up until secondary level; and Coloma Convent RC Girls School which caters to female students aged 11-18.

Further education

Croydon Metropolitan College in South End and Cambridge Tutors on Water Tower Hill offer a wealth of educational opportunities to both resident and international students, seeking advanced qualifications such as GCSEs and A-levels. On top of this local option stands Croydon College (co-ed ages 16 to 18) in College Road for further education options suitable for all students striving for success.

Croydon offers something for everyone – whether you’re looking for somewhere to eat or drink or something fun to do in your free time! With its vibrant atmosphere, diverse culture and excellent transport links into London city Centre, it makes an ideal base for exploring both London itself and also all that Croydon has to offer too!

The ultimate guide to the Croydon area (updated 2023) Read More »

Wallington Area Guide (updated 2023)

Wallington is a suburban town in south London between Croydon and Sutton. It offers affordable family houses and three grammar schools.

Wallington can be traced back to the Anglo-Saxon times, with its name derived from “Waletone” – meaning “village of the Britons”. As recorded in Domesday Book 1086, William The Conqueror held it at that time and enjoyed a significant range of assets; 11 hides, 2 mills, and 8 acres of meadow. Wallington was situated near what is now known as Wallington Bridge over River Wandle where settlements were first established centuries ago.

The construction of the railway in 1847 kick-started an unprecedented wave of development and urbanisation, with roads and housing quickly crisscrossing through lavender fields. To this day, a magnificent eighteen-foot sculpture commemorates this traditional industry at the intersection point between Woodcote Road & Stafford Road. Moreover, we’re seeing a resurgence throughout Banstead as they’ve planted their own 25-acre stretch of fragrant blooms – celebrating past customs while looking ahead to further progress.

Located 10 miles south of the hustle and bustle of London’s city centre Wallington has become an increasingly popular destination for first-time buyers and families alike. With easy access to central areas of the capital by public transportation, flats near its station have been attracting those priced out of more expensive neighbourhoods while houses offer larger living spaces that can be extended as needed. Schools in this area are also highly sought after which further adds to Wallington’s charm! Residents of the Wallington area have much to celebrate, as their neighbourhood hosts more commemorative gold post boxes than anywhere else in honour of local hero David Weir. His incredible Olympic successes in London 2012 are a cause for ongoing celebration and admiration!

Property scene

Wallington is a diverse residential area, with housing options ranging from classic Victorian and Edwardian to contemporary one-bedroom flats. On its desirable south side lies Lordsbury Field’s five-bed Thirties detached home available for £1.3 million, and an impressive six-bedroomed semi in Park Hill Road commanding just under the million mark at £975k. Modern flats fetch between £200,000 to £300,000. There are also retirement developments perfect for those looking to downsize offering prices starting at around 180K and going up towards 325K.

*Average property values January 2023. Click here to get the latest Wallington property values

New build homes

New Mill Quarter in Wallington is an idyllic location situated near the River Wandle and minutes away from Beddington Park, providing beautiful scenery to enjoy with running, cycling, or leisurely walks. This newly developed area offers 440 homes of various sizes for those who wish to settle down; ranging from 1–3-bedroom apartments/houses as well as convenient access into London Victoria through Hackbridge Station – all within a 30-minute journey! Residents are able to take advantage of nearby amenities such as Lidl supermarket, as well as, proposed cafés and shops at their doorstep along with onsite gardens perfect for unwinding after long days.


Wallington is becoming an attractive option for young commuters who are yet to get on the property ladder. The grammar schools’ wide catchment areas also make it popular amongst families, with flats and houses available at monthly rates of £1192 and £1723 respectively on average.


With Wallington Station, commuters can enjoy direct access to London Bridge in just 30 minutes and journey times of 40 minutes on the Victoria Line. Hackbridge station provides greater travel options too; Thameslink services take only 35 minutes to Blackfriars, while Farringdon is reachable within 40 mins and St Pancras International takes 45 mins! Bus routes serve Purley, Sutton or Croydon but there are no options directly into Central London. Travelling from Zone 4’s Hackbridge station to central London costs £2,208 annually for a travel card. Wallington station is in Zone 5 and a yearly pass will set you back £2,628.


SM6 is the postcode for Wallington, encompassing the picturesque locales of Beddington, Hackbridge and Roundshaw.

Shops and restaurants

Wallington is the perfect spot for a shopping adventure with Woodcote Road boasting its own small centre, Sainsbury’s and Lidl along with several other well-known brands. The Wallington Arms Pub in the Antic chain brings an added shabby chic touch to your experience. If it’s tasty food that you’re after then look no further than Wallington high street- Ginger Frog serves up delicious breakfast brunch with their now-famous pouch eggs. El Nido provides classic Spanish cuisine from one family-run business since 1978, and Korykos ensures a friendly experience as well as Turkish dishes on Manor Road. Stafford Road is home to the popular PizzaExpress and Sizzle’N Shake; a classic American diner everyone loves. Get creative at Glazed All Over DIY pottery shop, and satisfy your cravings for sandwiches and pizza at Bandon’s Bakehouse Coffee Shop afterwards! Woodcote Green Garden Centre in Woodmansterne Lane has an impressive selection of plants and a café on site for those looking for something more nature-oriented.

Open space

Beddington Park is a renowned historical and archaeological site in South West London. It dates back to 1351 when it was used as a deer park for the Carew family, who continued living at this location for 500 years until 1851. Highlighting its lush heritage with an investment of £3.7 million from Heritage Lottery Fund and Big Lottery Fund, Beddington Park now offers sports pitches, barbecue stands, outdoor gym facilities plus children’s playground amenities; not forgetting one can take pleasure in The Grange restaurant-bar & wedding venue while also enjoying a peaceful walk alongside River Wandle towards the lake situated within Grange Garden area!

Mellows Park provides a peaceful, picturesque escape in the heart of Stafford Road. Boasting 7.75 hectares of open grassland with tranquil hedges and amazing mature trees encircling it, this park offers something for everyone – from football pitches to skate parks and outdoor gyms! You’ll also find an inviting children’s playground as well as a café perfect for refuelling after all your adventures!

Leisure and the arts

Wallington Public Hall, the memorable Art Deco venue in Stafford Road that hosted many renowned Sixties and Seventies bands has unfortunately been closed down with plans to redevelop it as a block of flats. Since its inception 70 years ago, The Carshalton and Wallington Art Group continues to thrive making exhibitions every year for artists across Sutton or Croydon to showcase their creativity.


Primary schools

Wallington’s schools have much to be proud of – three primary institutions, Bandon Hill in Sandy Lane South, Stanley Park Infants in Stanley Park Road and St Elphege’s RC Infants and Juniors in Mollison Drive all earned the coveted rating of “outstanding” from education watchdog Ofsted. All but one school achieved a “good” or higher judgment.


For parents in the area looking for a top-rated education, there are superb comprehensive schools close by. Harris Academy Purley (co-ed, 11–18) on Kendra Hall Road; London’s Harris Invictus Academy (ages 11 to 18) at London Road Croydon and Glenthorne High School (11–18), Sutton Common Rd have all been declared ‘outstanding’ by Ofsted.

Six education institutions in the area have been judged to be ‘good’ They include Stanley Park High (co-ed), located on Damson Way; The John Fisher RC (boys) situated on Peaks Hill, Purley; Carshalton High School for Girls residing at West Street and its companion institution, Carshalton Boys Sports College based out of Winchcombe Road; Greenshaw High featuring both boys and girls found in Grennell Road, Sutton as well as Overton Grange – a co-educational school open to students aged 11 – 19 years old set up along Stanley Drive.


Private schools abound in the local area, from Collingwood School for co-ed students between 2 and 11 years old to Old Palace of John Whitgift School which provides an all-through independent education for girls aged 3 through to 18. Laleham Lea RC offers primary schooling along with Cumnor House Boys’ and Girls’, Homefield Boys’ as well as Elmhurst preparatory school specifically tailored toward boys only. Highlighting this vast array is one of the region’s leading private secondary institutions: Whitgift, which serves pupils aged 10 to 18 at Haling Park in South Croydon while Sutton High welcomes female students ranging from age 3 up until 18.

Wallington is a great place to live for families who want access to great schools and affordable housing. The town has a rich history dating back to when it was just a small village, and its recent revival has made it an even more attractive place to live. If you’re looking for a suburban town with plenty to offer, Wallington is definitely worth considering.

Wallington Area Guide (updated 2023) Read More »

Sanderstead Area Guide

Sanderstead is a quaint village at the southern tip of Croydon in south London, with fascinating ties to English history and name origins – especially for those associated with the Sanders surname! The area includes Purley Downs as well as Sanderstead Plantation, offering an idyllic woodland escape that features London’s second-highest point. This picturesque parish was once part of Surrey County until 1965 when it became a district within Greater London – but its unique identity has remained intact thanks to civil council efforts which began in the late 19th century.

All Saints’ Church Sanderstead, the grand edifice that dates back to 1230 and has been lovingly extended throughout centuries, is recognized as a cherished historical landmark in the UK. It can proudly boast of John Dryden’s poem inscribed on its walls – an honourable testament from England’s first Poet Laureate – plus it holds Grade I listed status for preservation under law.

Sanderstead property scene

Sanderstead’s property landscape has experienced a rapid surge recently, with detached homes now selling at an average of £789,420 – up 7.4% from last year! Semi-detached houses come in just over  the half a million mark at £566,702, and terraced properties are available for around £424,650. Flats fetch around £273,018 on average while renting a two-bedroom flat can cost £1200 monthly on average.

Property prices in Sanderstead are slightly more attractive than the Greater London average, yet still higher compared to other towns of similar size across England. Although there has been an overall rise in price throughout the region annually, this increase is slower when focusing specifically on property values within Sanderstead itself.

Hook Hill, East and West Hills, Arkwright Road and The Ridge Way boast an array of larger detached homes mere steps away from the vibrant Sanderstead station. Currently on the market is an impressive five-bedroom detached family residence that stands tall amongst the most sought-after properties in the area. Complemented by a sweeping gated carriage driveway, this magnificent abode boasts a 22 ft gym and family room with patio space and an outdoor pool to match. If you’ve got £1.65M handy, you have a chance to own it!

*Sanderstead average property vaules January 2023 Click here to get the latest Sanderstead property values

New build development

Agnes House is a world-class residential development that stands out within the prime locale of Sanderstead. Accommodations include nine luxurious apartments with one, two and three-bedroom configurations – plus an incredible penthouse featuring wrap-around balconies to take in picturesque views over the surrounding countryside. Residents enjoy instant access to nearby Purley & Sanderstead’s top amenities, including Waitrose, Tesco’s Extra, restaurants and bars – all just a short walk away! Prices start from £345,000 for these high-quality dwellings offering style, luxury and convenience like no other.


Sanderstead is the perfect spot for commuters – just a short distance away from Croydon and London with easy access to M25 junction 6 at Godstone, M23 at Hooley, Gatwick Airport or Heathrow. Sanderstead and Purley Oaks railway stations make travelling effortless by offering quick services that can get you to London Bridge & Victoria in 23-28 minutes and conveniently take you directly to Gatwick Airport!

Conveniently located in zone 6, Sanderstead and Purley Oaks railway stations offer fast access to the hustle of London’s inner city. An annual travel card from either station makes navigating downtown a breeze – for just £2,208!


Sanderstead lies in the postcode district of CR2

Shops and restaurants

The village boasts its own library, as well as a good choice of convenience stores, including a florist, plus a good size Waitrose Supermarket and a Costa café.

Experience a family-run Mediterranean haven on Limpsfield Road; Med Kitchen welcomes all with its warm hospitality and fresh ingredients crafted into showstopping dishes. The Prawn & Salmon Grill is particularly renowned for leaving taste buds tingling!

Open space

Sanderstead Recreation Ground has served the local community for generations, having originally been fields belonging to Whitehorse Farm and later Borough Farm. Visitors can enjoy a range of facilities, including an outdoor gym, Junior football pitches & Cricket wickets as well as Priscilla’s Tea Room café. Adjacent is The Brand Memorial Hall which late tenant James Brand lovingly built in recognition of his time at Sanderstead Court. Every November brings about traditional festivities during its annual Bonfire event that raises funds for charities within Croydon, organized partly by Greenspaces Department and Round Table.

Kings Wood is an idyllic woodland situated between Old Farleigh Road and Limpsfield Road. Not only does it boast a stunning view of rolling bluebells, but there are also white wood anemones in the mix! Enjoy leisurely strolls through flat pathways that ease your journey – these paths have seen many centuries of activity from timber harvesting to becoming a Victorian game reserve. Today, Friends of Kings Wood with the help of the council look after this majestic site; keep watch for birds such as Great Spotted Woodpeckers who happily call this place home all year round.

Local clubs

Since 1883, Sanderstead Cricket Club have been a part of cricketing history. With their first recorded game at the picturesque Old Saw Mill taking place in 1926, they remain an integral member of Surrey’s Championship and associated fixtures today. Whether you are looking to bloom as an experienced player or rekindle your passion for the game having not played it since some time ago – everyone is welcome! The club offers weekly team games on Saturdays and traditional friendly matches on Sundays; there truly is something here for all levels and ages.

For over a century, Sanderstead Lawn Tennis Club has been providing top-notch court and clubhouse facilities to the South Croydon area. With 6 courts (4 with LED floodlights!), a full bar, and an updated hall for social functions, this club is one of the most well-equipped around! SLTC’s memberships provide excellent value: all tennis players have access to free use of both lights and balls. Whether you’re looking for adult or junior tennis classes; table tennis games; or just an inviting place to mingle socially – it can be found at Sanderstead Lawn Tennis Club!


The Sanderstead area boasts a wealth of educational institutions, such as Atwood Primary School and Gresham Primary School for younger students or Riddlesdown Collegiate Secondary School which caters to older learners. Ridgeway Primary is another renowned option in the region.

With its peaceful atmosphere and ample outdoor spaces, Sanderstead is the ideal destination for families looking to put down roots. You won’t find just safety here – there’s also a vibrant community with plenty of activities available in local parks, easily accessible green areas and high-quality schools nearby.

Sanderstead Area Guide Read More »

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