Affluent but affordable living outside of central London?(35 Posts)
Hello, my husband and I want to start a family so are looking to move out of our "location, location, location" flat to live in an actual home. We might rent for a few years until our future child/children become of primary school age when we would move near where they are accepted (company pays for school so going private). In the case of renting we are looking >1000 per week and hoping for 800 (3-4 bedrooms, >2 bathrooms, we want something that feels special in an area that is very nice (close to shops, close to parks, transport into London isn't a headache).
Anywhere else in the world I would expect a stunning architecturally appealing and interior designed house, here in London I am finding that you have to settle! I am new to London and only know the areas around us, please help me with what postcodes/areas I should look at and in them which are the "nicer" streets to be in?
So far I am thinking of Battersea park (close to London, Park nearby, but from what I see for my price range and around the park I have to manage with one bathroom), Clapham Common (know nothing about!), Dulwich Village (Again, nothing, but love what I read about it. How far is a driving commute into Canary Wharf???) Can anyone comment on these? Or any other areas you recommend that would get my husband into Canary Wharf without too much of a hassle and that are near the rest of London but still spacious?!
Dulwich Village is a lovely chi-chi area. I know from living near it, not in it! And you have a choice of private schools. I guess the prices drop in the "fringes" toward East or West Dulwich.
If your DH has to drive to Canary Wharf though, choose your area for convenience or he will spend every morning queuing for the Rotherhithe Tunnel: can he not do public transport (or motorbike )? Or Blackheath/Greenwich, you could practically walk from there? On second thoughts Greenwich might be a place to avoid for the next year and a half!
Wouldn't it be almost impossible to settle after being in central London?
If you want that amount of space, you could try on the verges:
Lots of choice for schools, you'd almost be near Marylebone village and Regents Park. Not sure about the Canary Wharf commute though.
Ditto but different village and park.
Yes Blackheath/ Greenwich. Fab for families.
A 3 bedroomed semi in Ealing is about £1750 a month to rent but is very family friendly.
SE London is cheaper but not by much I wouldn't have thought
For that amount of money I'd head towards Richmond, scenic near the thames, beautiful park, very leafy, great shops/bars lots of young families and private schools abound, but also a good commute into central London. I heard that some peak hour trains from Richmond to Waterloo take 16 minutes and then it's about 20 minutes from waterloo to canary wharf on the jubilee line
Richmond is lovely, but beware the aircraft noise if that sort of thing bothers you!
East Dulwich has a very family-orientated feel but with lots of cafes/bars/restaurants/gift shops/clothes shops, etc. Surrounded by parks, train to London Bridge in 10mins. Close to all three main public schools.
Not sure how much houses go for in terms of rent - I guess it depends how many bedrooms / garden, etc, but I think someone on our road was renting out for £1500 a month a couple of years ago.
Dulwich village is a bit 'dead'. I'd live in East Dulwich or Brixton borders for a more interesting and slightly cheaper area.
rent in E Dulwich is high- about £1700-£2000 pcm for 3/4 bed house.
Clapham is lively and nice, defo worth a look, but would be a nightmare driving commute to canary wharf - Greenwich would be my natural instinct for that, or the gentrified bits of Hackney.
East Dulwich rent is indeed high - we're currently getting a small 1-bed (bit of garden) for £800pcm and I KNOW the owner is putting it up when we leave. We chose to buy a 3-bed rather than rent, as our next move, as the rent is very high. But the area is lovely - very family orientated, nice pubs/restaurants, GORGEOUS library.
Thought about Peckham Rye? We just bought there and it's lovely. Bit more buzzy than ED and sales prices are less extorionate so maybe rent prices follow?
Depends on how close you want to be to central London, but if you're willing to move out a bit and aren't precious about having the Tube then consider Forest Hill or Crystal Palace. There are some lovely properties around there, you'll get tons more for your £ than you would in Dulwich and the overland trains are much handier for Docklands too - your DH could get from Crystal Palace to Canary Wharf via the overland/Jubilee in about 20 mins I reckon.
wimbledon village - also very good private schools in the area.
Wimbledon, yes, good suggestion. Good state primaries too.
If you are looking for an easy commute into Canary Wharf, definitely SE London. Blackheath Village is really lovely (we are in the Lee Conservation Area, which is next to Blackheath and it is so child-friendly and wonderful there!) and in that area, you have some of the best private schools around. Blackheath Prep is one of the most regarded. Blackheath High (girls' school) is also very talked about. Colfe's in Lee is another excellent one. You might want to think about getting your DCs on the wait list as a lot of the good private schools have long waiting lists!
Barnes is really lovely, and is on the trainline into Waterloo, where he could change to get out to Canary Wharf. Honestly, driving to Canary Wharf is ridiculous, nobody commutes by car in the city.
i'd recommend the Forest Hill end of East Dulwich/Dulwich Village. You can find a lovely place near Dulwich Park and hubby can get the Overground at Forest Hill to Canada Water and switch one stop on the Jubilee Line to Canary Wharf. The private schools are great and you'll definitely get that posh vibe. You'll be paying at least £1M when it comes time to buy.
If you want better value, try the nicer parts of Peckham Rye/Camberwell - you should find an amazing Georgian mansion for that rent and there is a good pre-prep - The Villa - nearby. Also not too far from the Herne School and all the Dulwich schools.
Transport is the best in SE London (9 mins to London Bridge) and the Overground is coming soon.
If you move to Forest Hill end you won't be near Dulwich Park. Horniman Gardens maybe.
It seems that most people on this thread are thinking the OP has £800 - £1000 per month. It's £800 - £1000 per week! She could afford Kensington & Chelsea for that sort of money.
Peckham/Camberwell/Forest Hill are still quite 'tough' and rather grimy areas. I know that £3000- £4000 a month would get a lovely family house in the outer regions of the K&C borough, maybe in W10, where David Cameron used to live. Very leafy, cosmopolitan and of course close to the central / Hammersmith & City line so easy access to the city.
Maybe Belsize Park? Smart, nice village-y feel and if you're on the west side v. close to Swiss Cottage tube which is on the Jubilee and would take you direct to Canary Wharf. Lots of young families round there, and plenty of smart nursery/pre-prep/prep options, since you're planning on going private. St. John's Wood is also on the Jubilee, though (even) more expensive and not as nice for a young family maybe.
As much as I would recommend a place like the Heaver Estate in Balham - quick tube to Waterloo and then change for Canary Wharf and beautiful spacious houses like this - if your dh is set on driving to work then I would stay north of the river. Even from Islington, that's a terrible journey, though. If he went on public transport, London would be your oyster - can you not insist he ditch the car? Even the poshest, richest guy I know takes the tube into the City.
I would second Richmond, it has an absolutely lovely town feel to it, beautiful parkland around it and lots of great schools (both private and state). We moved there from Battersea Park (we were in the Prince of Wales Mansions so great location but I found Richmond to be so much better). I would start looking at properties moving out in a circle from Richmond Green. Obviously Richmond Hill is a desirable location. As someone else said there are fast-trains to Waterloo and good connections from there to Canary Warf. However, the public transport links are overcrowded and the City folk I know in the area tend to leave on the first train in the morning. Whether that's just to escape the worst of the overcrowding or simply in keeping with the City hours I don't know. No idea what driving to Canary Warf would be like, sorry. Anyway, good luck with your decision and search - sounds very exiting!
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