To be so clueless about London

[rehomeme]

I've lived in London for most of my life, mostly north of the river. Post-childhood, in variety of mostly unsatisfactory places, either very small and up loads of stairs and in a decent neighbourhood or with more space but in middle of effing nowhere. In the other cities that I've lived in, both in the UK and abroad (US, Berlin, Cape Town) everything about housing has been much easier!

We're looking to move house from a small 3 bed house in Shepherd's Bush (which we own) to anywhere in West/S Weat London or maybe even Metroland sort of suburbia, provided DH can get in to the Tottenham Court Road/ Holborn area within 45 mins, ideally in 30 mins. I need to commute twice a week to Oxford and accept that might take a couple of hours driving, but still need to be on west side of city, OR within easy reach of Paddington.

What we're looking to find is a big garden, 80 foot + (ideally more) and not very narrow. (Not the sort of 16 foot skinny but long garden you get with some Victorian terraced houses.) Three bedrooms would be OK, four would be better. Not too many stairs (DM stays with us a lot and has mobility problems). Maybe a flat in a big house?

We have a child in reception and a toddler, so also keen to find somewhere with good primary schools. (The reception child currently goes to a private school so that's an option, but would prefer state.) Most of all, a good sense of community. Where we lie now is relatively expensive but basically a triangle of four streets of small Victorian cottages bounded by a massive shopping mall and a main road, and the population is totally transient.

We would ideally spend under 2m but could spend up to 2.5, which I realise is a large budget (much larger than we have had before). That's why my cluelessness astonishes me. We inherited some money and thought we would be able to move somewhere we really liked, given that we were going to spend twice as much money on a house. But I am failing to identify anywhere! The main areas I've been looking at are the Alphabet Streets in Fulham (but gardens small), East Putney (ditto) Queen's Park (but schools seem rubbish and nice houses are getting out of our price range), and Ealing (lovely houses but area seems pretty soulless and centre is grim).

People of Mumsnet, I am truly grateful for ideas. Tell me about where you live, if you love it.

Your garden requirement is going to severely limit you. There just aren't gardens of that size within zone two - if they are they are a lot more expensive. Even zone 3 will be tricky (my Wimbledon house I sold for just over £2m ten years ago had a tiny garden). Wimblefon has public green space and some excellent state primary schools and good private secondaries by the way.
With your specific needs I think a house locator may be appropriate.

Thank you to everyone making suggestions. Wandsworth is definitely somewhere I should look. I've scoured Rightmove and have seen (when looking for a house before) at least 100 properties in NW London, so not completely clueless. I lived for five years in Acton (early 2000s) and thought Ealing then was very much nicer than it is now. Kensal Rise is another good suggestion. Brook Green I think is really too expensive, but mostly the property is wrong: we don't need 2000 sq feet +, but I would like a big garden, and stairs are very much a problem for DM. (She's one of the reasons that we want to stay in London. My husband is in an industry with a lot of evening performances / events, so better for him too.) I will look more at flats in Hampstead, too. Can anyone suggest any blocks / squares in Kensington? The schools are great and we could probably squeeze into 1200 square foot but would want a really nice communal garden or a private one, and suspect we couldn't get that for our budget.

I don't for a second think this is a major life problem (the breast cancer I had last year, and the stillborn daughter some years ago mean I'm no stranger to those). I'm just looking for advice from kind experienced people, possibly with older children, who aren't trying to sell me something. Thanks to those who have posted helpfully.

@LettyBriggs. Thanks so much for smart advice. The first Wandsworth house you posted is great, actually, but I'd never have gone to see it because I'd think it was too expensive. Can I ask why you think (softening market?) that we'd get it for 2.5? When I've bought before I've always ended up paying close to or even over the asking price, with loads of other buyers making offers. Also, all the places I've ever really wanted to buy were places that we were outbid on!

thirrd voe for Wandsworth Common, train to Victoria then quick change to the tube to Oford Circus - not quite Holborn connection but a walk to Tott Crt Rd.
Caplin swoon! just my taste.

*third vote, fgs

I immediately thought of Wandsworth Common too.

2.5 millionshock If I ever had that sort of money my house would be no where near London

Why? Granted you can get more for your money elsewhere, but would you see the same increase in value? probably not.

Have you considered Dulwich? I'm sure you'd get the garden space there, along with a lot of house.

I know property prices are mental where I am but did what pp did and searched with OPs budget for near me. Not the same as everyone says I was hoping for a secret mansion to appear.

Ealing near Pitshanger Lane might be nice for you. It's a lovely street with a nice park and good activities. A bit suburban, but you said that doesn't bother.

So, e.g., www.rightmove.co.uk/property-for-sale/property-94671578.html

I'm not sure if Wimbledon is too far afield for you. You can get a good space for 2.5, particularly if you're not looking for an enormous house. So something like www.rightmove.co.uk/property-for-sale/property-71274744.html (could turn family room with shower into an in-law suite). Not hugely easy for Oxford, but a lovely space.

Or, if your husband doesn't mind more commuting, then I concur with the Chiltern Rail line out to Oxford. If you get deep enough in (say, Princes Risborough) you can get a huge amount of house for what you have to pay. It's 40-45 min to Marylebone from there, so another 15 or so to Holborn. Prob a bit too far out for you, but that line is great and also gets you to Oxford easily and quickly.

I'm not sure why people are giving you such snippy responses, OP.

Kensal Green is nice. Very easy to get to Paddington and Tottenham Court Road. But can be traffic heavy getting out to the A40 if you wanted to commute by car to Oxford (unless leaving early and getting back late). Have you considered Brondesbury? Same issues re: A40.

I don't know South London that well, so can't comment on those.

Between Wandsworth Common & Earlsfield stations are some fabulous properties. Earlsfield will take you into Waterloo where your DP can take the Northern Line to Tottenham Court Road (5 minutes between the two). I used to live 5 minutes walk from Lyford Road & would move back without hesitation. We are likely to buy a flat here as a London/UK base when youngest DS goes to university. Lots of open space, wide leafy streets, good selection of bars & restaurants. We moved to the countryside before eldest DS started school so can’t comment on school situation.

Pitshanger Lane area is genuinely very nice and does have the kind of garden/house style you're after but it is more than a mile from the tube ie a good 25 minute walk before you even start your underground journey.

Mmm, that's a good point. I haven't been back in a while (it's a tenuous connection: my great-aunt's best friend lived in a nice big old thing out on Park Hill)--but I think there were decent buses to the station? Park Hill was also equidistant to the Lane and to the station, if I remember rightly.

Would a garden flat in Hampstead be of interest? www.rightmove.co.uk/property-for-sale/property-63298110.html There are plenty like this running around that area. Very convenient for your husband; less so for you.

I would also say that while Kew is a pita in terms of transport, some of the houses would be lovely for you. www.rightmove.co.uk/property-for-sale/property-71382984.html

Or maybe something in Chiswick? Easier in terms of travel and can change at Hammersmith for Paddington (you) or Holborn (him). www.rightmove.co.uk/property-for-sale/property-71593029.html

This is more fun than I ought to be having...

Wandsworth/Clapham have got lots to offer but not if you are going to Oxford twice a week. Ealing is a great location, is really leafy and would be ideal for both of you in terms of commuting, as would the metroland places like Pinner or Northwood suggested upthread.

Think about Crossrail. Tottenham Ct Rd will be easily accessible in 30 mins from Ealing, Paddington & Heathrow all accessible. I'd go for Ealing Broadway, some nice big houses round there.

Have you thought about south east London, in Blackheath/Greenwich? Here's an example of what you could get in blackheath:

Blackheath Park, London, SE3
www.rightmove.co.uk/property-for-sale/property-94667333.html

This is a private gated estate within 5 minutes walk of blackheath common, Greenwich Park is probably another 10 mins across the Heath. Great transport links and a lovely high street.

Just to add - I travel to Holborn from blackheath most days. Takes me 45-50 mins depending on the time of day. I also go to Paddington regularly via Charing Cross and the Bakerloo Line. Must admit I don't need to go to oxford but we are close to Blackwall tunnel and south circular here.

I love Earlsfield and Southfields. And Wimbledon Village but that's a bit further away.

A couple of other posters have beaten me to it about the Pitshanger area in Ealing.

I grew up in the aforementioned Pinner/Northwood area and I don't think it's a particularly nice journey to Holborn. If you were on the Uxbridge branch of the picadilly line you'd end up at Holborn but it's a long way. Otherwise it's met line, bakerloo line to OC then central line. I find the more changes the more capacity for something to go wrong.

I don't know it that well but around Ruislip Gardens on the central line perhaps?

Wimbledon? But I don't know about getting to Oxford.

St Albans/ Radlett

Uxbridge/North Hillingdon is lovely.

@RedHelenB awesome idea! I've got them on speed dial ! Lol! Love any show with kirstie and phil

Theres a nice pile of crap flats in elephant and castle that might be your 2.5million liking ...lol