Where to move to in London with young kids

[undereyebags]

I know this has probably been done to death sorry!
Have 1m max max max budget. Would want to do work - not quite a proper renovation but more than happy to do kitchen, extension etc over time. Want a garden and prefer not to be 1930s suburb as they give me the shudders - though this is from past bad experience so perhaps if area is lively I could be persuaded.
2 pre schoolers so need to be in catchment for good state primary.
In an area with some community feel and a bit of soul - villagey if that is a word? And near green for children. Obviously needs to be safe area. Not asking much am I?!
Don't want to move out of London. We've thought about it and not ready. Plus both work so don't want commute to be too long - max hour door to door. Work near Bank/Barbican way. Happy to cycle/run to work too.
Currently looking at:
Crystal Palace
Alexandra Palace
Twickenham

Any other good areas you can recommend and why?

Thanks!!!

[tethersend]

Victoria Park area is lovely- I know you said no 1930s, but not a suburb, very villagey

[MrsMarigold]

Crouch End - a bit more of a heart than Alexandra Palace - Victorian terrace houses - great schools and lots for families. Very good facilities, Waitrose, outdoor pool, lots of shops bars and restaurants, kids clothes shops bookshop, toy shopif you take the bus to Finsbury Park you only need a zone one and two travel pass - 30 minutes on a bicycle to Barbican. Parkland walk close to Hampstead Heath, Highgate woods.

[undereyebags]

Ooh didn't think could afford london fields - don't know area at all. Any insider info?
Crouch End - yes please!! though not sure £1m would get much now sob. Would have to go for flat not house - seems a bit crazy though do love the location....
Also on the list was Wanstead...

[sparechange]

What do you want for your £1m? How many bedrooms etc?

Twickenham would mean relying on the Waterloo and City line, which is actual hell on earth, so I would do a few dummy runs at rush hour to see if you can hack it... It isn't uncommon to have a 20+ min wait just to get onto the platform (by which time it would have been quicker to cycle over the bridge anyway)

I'm biased towards SW, but you could do a lot worse than 'Nappy Valley' - Balham, Clapham South, Earlsfield sorts of areas
www.onthemarket.com/details/2600672/
www.onthemarket.com/details/2546778/
www.onthemarket.com/details/2386257/
www.onthemarket.com/details/2358097/

The house and garden here might be too small for you, but the Shaftesbury Estate area of Battersea is wonderful. Great primaries, weekend farmers market, a real village feel. And the new northern line tube station is opening in a couple of years (currently there is a direct bus to Bank)
www.onthemarket.com/details/2451305/
Similar area, do-er upper:
www.onthemarket.com/details/2381164/

This isn't the prettiest house, but it is right on the edge of Abbeville Village, which is as 'village' as you can get..!
www.onthemarket.com/details/2597307/

[lalalonglegs]

You'd struggle to get decent three bedrooms in Balham under £1million (and likewise Clapham South) and I don't think you'd get anything at all in Nappy Valley. The one linked to on Rossiter Road is an ex-council 1960s one, quite poky, tiny garden (I know someone in the same terrace); Thornton Road is a bit of a no-man's-land, feels a long way from shops/tube etc. I know Earlsfield quite well and, again, those roads are in a bit of a hinterland with a goodish walk to the railway station (which is RAMMED at rush hour) and away from Beatrix Potter which is the honeypot school for the area - other schools may be as good, I'm not that familiar with them.

I agree that Crystal Palace is a good option and look at Gipsy Hill and West Dulwich as well. Good luck.

[duckyneedsaclean]

Wanstead is nice, very villagey feel on the high st.
South woodford is nicer. On the central line, nice high st with restaurants & small shops. People are friendly as well. (Can you tell I miss living there?)

[albertcampionscat]

Stroud Green rather than Crouch End?

www.rightmove.co.uk/property-for-sale/property-40035591.html

[glorious]

Blackheath? Villagey, you could get a house in budget (though not a huge one). Train to London Bridge or Canon st.

[georgiatraher]

Second Black Heath.

Across the North circular Southgate area is full of parks.

Muswell hill

[duckyneedsaclean]

Here's a couple of massive fixer uppers in South woodford.

www.rightmove.co.uk/property-for-sale/property-38262915.html

www.rightmove.co.uk/property-for-sale/property-58358684.html

Or in Wanstead you can get loads for your money

www.rightmove.co.uk/property-for-sale/property-58359347.html

[specialsubject]

shamelessly nosy....

that first one looks perfectly liveable if you can stop giggling. Then new bathroom (leaving that wonderful window), new carpet, less eyewatering decor and presumably a new kitchen, job done. What a lot of space for anywhere, let alone London.

[sparechange]

All fair points, LaLa. I hadn't realised Balham has leapt up so much...
What about Furzedown?

[lalalonglegs]

sparechange Yup, Balham now completely insane with Streatham almost as unhinged . Furzedown has some nice houses but is "blighted" by Graveney school: anything likely (or even unlikely) to get you in there means a premium.

[CorBlimeyTrousers]

Pinner is lovely and has good schools - small catchment areas though so do your research. Villagey and nice family feel. Lovely park with cafe. It's in zone 5 but you could just sit on the Met line with a book all the way to Barbican (if you get the train to work early or late enough anyway). You could get a decent family home for £1m I think especially if you're happy to do work (this is a few hundred thousand more than our 3 bed house is worth) but property is moving very fast. I'm sure that's true everywhere in London though.

[Gotheftosleep]

Blackheath is lovely - check out Hither Green too.

[undereyebags]

Some great options folks - thanks. I think the houses in Balham way are going to be too small. Think would rather go for a slightly less "known" area that is only bonkers prices as opposed to really bonkers prices!

I would like a garden slightly bigger than a postage stamp and 3 bed is ok but would have to have option to go up otherwise going to outgrow it pretty quick.

Is south woodford a bit "Essex"?
Don't know Pinner at all. Will investigate too.
Waterloo and City too hellish then?
Anyone know what overground from ally pally is like to Moorgate?

[DustOffYourHighestHopes]

Hither Green!

[duckyneedsaclean]

It is a teeny bit Essex. Woodford Green less so.

[glorious]

I live in Hither green and was thinking about recommending it. Good primary schools and nurseries/pre schools/child minders. The side around manor house gardens feels fairly Villagey, and is close to Blackheath. You could get something lovely for your money - we have just sold our large 3 bed for 700.

I didn't originally mention it because while it does have nice cafes and other amenities are improving it might not be as upmarket as you were envisaging.

I love it though and would be very pleased to tell you more about the area or even show you around. We are only moving because of my husband's job and I am totally gutted.

[glorious]

E.g.

www.rightmove.co.uk/property-for-sale/property-52955467.html

Or if you can do work on top of budget (over time)
www.rightmove.co.uk/property-for-sale/property-36712050.html

www.rightmove.co.uk/property-for-sale/property-53283226.html

Haven't checked schools for these

[Limelight]

I was going to say Hither Green too - hi Glorious... I wonder if we know each other...

Loads of really nice parts of Lewisham actually and all would be good for you in terms of travel into central London. Hilly Fields, Crofton Park, Forest Hill, Ladywell etc. If I was to buy right now I'd be looking in Catford though - I think that's the place to make money - there's some astonishing nice and pretty huge houses in the Corbett Estate. All of these areas are very family friendly, great schools, lovely neighbours etc.

[Limelight]

This sort of thing in the Corbett Estate:

www.kfh.co.uk/south-east-london-and-north-kent/catford/se6/houses-for-sale/2156350/

[llhj]

Palmers Green, The Lakes Estate. You'd get a fine big house there. Great transport, parks, schools, still quite uptrendy you so value for money.