St.Albans and Surroundings?

[blahblah234432p2]

Hello!
I am currently 25 weeks pregnant and looking to move. I am originally from St.Albans and hoping to move back to be slower to home.

All I can say, this just seems impossible. My husband and I are high earners and have lots of savings. We have no support or family money. I am finding it nigh on impossible to find a house.

The challenge I have is, we are looking to find a 3-4 bed house, big garden, nice area near good schools and education. Those requirements just seem, HARD. Although I grew up in St.A, I haven't lived there since I was 17 and really struggling to understand schools and where is good/bad as I know some areas change drastically.

We are viewing places in Bricket Wood (no idea how schools and catchments are there), Hemel (All I know, is they have bad schools?), Harpenden (good schools, but cheap places just not nice areas otherwise just crazy).

There are affordable places in New Greens. I went to school there and honestly, I only have memories of it being dodgy at heck. Is this right?

Cottonmill, good location but I know radius to get in schools is bad especially seocndary.

Any help or guidance on areas/schools/reps would be appreciated.

Bedford is a lovely county and is often overlooked. Consider places such as Leighton Buzzard, Flitwick, Studham etc. As @AmyJohnsonsplane says, it’s not just Luton!

Sorry, that is true, I just meant if you're going in a line from St A and Harpenden. Yes there are some nice bits of course but if OP wants to be close to StA for family she can't go to far out

Yeah I know Cottonmill well, but I have never heard great things about the area if I am honest. I know Marlborough isn't great, very hit and miss area!

Yes I would love to live in Harpenden but the prices I would say are even more than St.Albans. I call agents and they almost laugh when I say 650!

I actually currently live near High Barnet. It is almost no different if not worse than St.A etc. You can get a house but it would need full modernization or be in a horrible area or have no garden at all. Right now, I am around 25 mins from St.Albans meaning all these outskirts towns people talk of, it would make no difference if I am here or there.

Have you tried Kings Langley? We had a similar search, never considered it but then happened to find a house we like which has the space and we love it here. Schools aren't exceptional but are good and access to everywhere is valuable. I know a lot of people who live here vs. St Albans for more space.

Marlborough used to be rough, many years ago, but it's absolutely fine now. St Albans doesn't have any bad schools, to be honest! However £650k is just not a high enough budget for what you need, I'm afraid. Have you looked at Codicote? Lovely village between Harpenden and Luton, more affordable. Also London Colney and Park Street worth a look, although those areas are now rapidly becoming more expensive. Redbourn is also very pleasant, you might find something that suits round there. Good luck!

What about something like this? You'd be in catchment for Sandringham, one of the most sought after secondaries in St Albans, and Wheatfields primary which is lovely. Big garden and the area is fine! https://www.rightmove.co.uk/properties/139843628

Meant to say - it obviously needs work but that could be done over time, it's perfectly liveable for now

Preface: the whole process of house buying is disheartening and you have my sympathy. I hated it compromised on things I really wanted at the time and was just happy to be done with it.

Yes High Barnet would Def need full modernization but I assumed you would expect that based on budget and we're going for long term home/potential. your budget is very low for the ask so there will be compromises and it's the Maine ay people buy what rlthey can't afford. You sick it up save for a couple of years and add value by renovating. Schools are almost universally good though...

You are just not going to find a beautifully renovated 3 bed let alone 4 bed in many places in Herts/Barnet for 650k. Even then I suspect there would be significant compromises like next to Trainline/motorway, pylons or weird location.

I think this is a bit like location location location. What you want doesn't exist.
You either stretch your budget, look further out or go for something smaller.

That said I hope someone suggests some magic village that ticks all the boxes - good luck!

£650k will get you a decent house in London Colney and it's in the catchment for Samuel Ryder, which is all-through.

On the other side there is Wheathampstead and Kimpton but I'm not sure what catchment they put you in for secondary

I don’t know about Kimpton, but I would have thought children in Wheathampstead would get into the new school Katherine Warrington, on the Lower Luton Rd between Harpenden and Wheathampstead? I don’t know what its reputation is like, but there are no bad secondaries in Harpenden. The nearest school in St Albans is probably Sandringham, an outstanding school. I dare say an estate agent would know all this?

Perhaps focus on a location near a good primary and don't worry about secondary for now?
In 11 years time schools will be different in terms of Headteacher, cohorts, catchments etc
This year I know a family in the middle of St Albans (St Peter's street) didn't get into Stags. Each year the catchment area shifts depending on demand. It's impossible to predict that far ahead.

https://www.rightmove.co.uk/properties/136368629#/?channel=RES_BUY

Seems ok to me? Southdown is a good little shopping area. Iirc, the nearest primary from that estate is The Grove or the Catholic St Dominic’s - check what Ofsted says about them? The nearest secondary is probably either Sir John Lawes or Katharine Warrington, unless you are a Christian and want to try for St George’s?

https://www.rightmove.co.uk/properties/140244317#/?channel=RES_BUY

All the local schools are good. Nice area!

Yes London Colney is a great option.

Don't know if you're on Facebook, but this group might be useful! Also ask on St Albans People and St Albans Mums 😊 https://www.facebook.com/groups/stalbanshomes/

This 4 bed 2 bath house is in good proximity to St Albans. it's in Leverstock Green which is on the outskirts of Hemel Hempstead with a good back road in to St Albans, probably a 10 minute drive if that....

https://www.rightmove.co.uk/properties/137902919?utmcampaign=property-details&utmmcontent=buying&utmmedium=sharing&utmmsource=copytoclipboard#/&channel=RES_BUY

This is a small development in Leverstock Green, the garden isn't big but there's a park in the middle of the development - it's worth a look, it's a fairly new build but very nice, landscaped greens etc....

https://www.rightmove.co.uk/properties/86624067?utmcampaign=property-details&utmmcontent=buying&utmmedium=sharing&utmmsource=copytoclipboard#/&channel=RES_BUY

OP, you don't go to St A for big gardens and space. You go there for schools. It's a nice place but so incredibly built up.
The dreaded town in Beds with lot of bad schools though is right on the footsteps of open fields and green areas of natural beauty. I still miss it.
The house in Clifton looks good but living in a village would kill me, personally.

I grew up in Redbourn. Good infant and junior schools, and you can then apply to Harpenden schools for secondary. It's a lovely village.

I work at Sandringham school (and am an ex pupil). It IS a good school as are the feeder primaries skyswood and wheatfields but over subscribed every year.
My friend lives in Jersey Farm so walking distance and her daughter didn't get a place (she's at Beaumont another good school).
I live near cottonmill and it's fine, some areas are rougher but we have no drives so have to pay for residential parking which only lets you park in 4 streets nearby and if you have more than one car is £££ per year.
We have a garden it's not massive but not tiny either.
I ve lived here 22 years and it has got much busier in that time. Roads are SO congested on the school run times.
The city centre is not great for shops as a lot have closed down especially after the pandemic.
Pub noise can be annoying but we knew there were a few when we moved here.
Next door (2 bedroom cottage in conservation area with garden and only on street parking) sold for £750 000 2 years ago!

Definitely has potential, but it is actually the same size as our current flat in SQ M. Although our current place is manageable somewhat, it does not have the same layout at all and difficult with a child. Thank you though!

but how are schools and catchment areas there? That is the main challenge I fine. Houses are ok, schools/local area nearby are the problem.

@blahblah234432p2 you'd probably get offered schools in Hemel if you lived in Leverstock Green. I don't know much about the primary provision in LG but you'd have to travel for secondary. Schools in St Albans are hugely oversubscribed, with the possible exception of Garden Fields. It's a 3 form entry in an area with less demand due to an older local
population.