Good place to Live near london- budget included

[AmyLou100]

Hi all, Dh and I are moving to london with DC (5, 2) and looking for an area to move to that suits our family needs.

Good independent schools
Commute to Canary Wharf
Safety
Diverse (no offense, we are non white and have had previous bad experiences)
Rental budget of 3500 pcm, could go a little higher

Areas of interest to us:

Richmond: There seems to be a few good independent schools in Kew. However , what is the commute like to Canary Wharf?
Have also read about plane noise, is it really that bad?
It seems like the area has a lovely vibe, lots to do.

Blackheath: Obviously much closer travel to work BUT i'm not sure if it is very 'villagey' (no offense meant).
There isn't a very wide options for independent schools it seems.

Any thoughts and advice will be very appreciated. We are not from the area or country even, so pretty clueless.

[Flowers024]

Hampstead is lovely but IMO not diverse - Richmond is more so. As other posters have said, Hampstead is a very wealthy area and consequently not socially diverse. Although I would say West Hampstead is more diverse than Hampstead itself, if that helps.

[Scrumbleton]

Another vote for Crystal Palace- good value, short commute to the Wharf, diverse, cool,lots of independent cafes, shops. Great views. Richmond and Thames Dutton are lovely but def not diverse, nor convenient.

[MajesticWhine]

Hampstead is reasonably diverse - as diverse as london is on average I think, although I would say it is definitely predominantly white. My guess is that SE london is more ethnically diverse. Hampstead is a very wealthy area and not very socially diverse.
You can look up the ethnic make up of different populations around london quite easily by googling stats about the borough. Hampstead is in the borough of Camden.

[Waterdropsdown]

I am really surprised by everyone saying Richmond to CW is a nightmare. I haven’t done it at all in past year but did it for a year before hand (well from Mortlake/Barnes) and it wasn’t that bad! Lived in East Dulwich for 6 years before and it only took me 10/15 mins longer from here.

[debbrianna]

Nw3, 1, 2, and 5 is very diverse. All similar train connections and type of people.

[debbrianna]

Hamestead and belsize is amazing. Walkable distance to the heath, primrose Hill, regents Park, cannals, Camden and highgate. Swiss cottage is great too. Rental is similar in most places. Great schools around to choose from. Nw3 in general is a great place. When the train fails, it's easy to change at either King's Cross or Euston or Tottenham Court Road. Ten minute difference on the train.

[wilbur]

How about Streatham? Slowly gentrifying, lovely houses near the common but still lively and diverse, great mix of people, lots of community activity. 3 stations with options to get into central London and close to 3 Dulwich private schools plus Streatham and Clapham high for girls and various prep schools (not sure your kids’ age?). Lots of boys also commute from Streatham to Croydon private schools, Trinity and Whitgift, v easy on train.

[LaurieFairyCake]

Hampstead is reasonably diverse (and lovely) - when I moved to London I was choosing between Hampstead and Blackheath

I bought in Blackheath because I could get somewhere much bigger for my money - I've not regretted it for one minute because of all the extra parks and green space - and crucially, the river - the river is AMAZING- provides perspective, lovely to walk/bike/run along - the Clipper service (boat) runs all
Over London - when I worked in Canary Wharf I went every way to work for fun - the clipper service takes you there from Greenwich, the foot tunnel takes you there, the DLR takes you there... just multiple ways to get to work

Hampstead has ONE lovely park - here in Blackheath there's a dozen within a couple of miles - and I'm biased but Greenwich park is better because of the river

[Thisisworsethananticpated]

For Canary Wharf target Greenwich or blackheath
Definitely not west London
No way , focus on commute

[AmyLou100]

Thank you all SO much! I really appreciate the replies and advice. Dh and I have taken aboard all the points mentioned and didn't realise a few things about Richmond so that is definitely off our plans now. We have been looking at Blackheath /Hampstead heath. Both seem to be really nice and offer alot of what we want. I didn't realise the actual commute issue.
Does anyone know how diverse Hampstead area is?

[yellowlorry123]

Also, just to add, do not underestimate the length of time (pre covid) you spend queuing at waterloo or LB for the jubilee line. That can easy add 15 mins or more to your journey and you won't realise that from looking at journey planning websites

[yellowlorry123]

SE is more affordable than SW london and the commute probably quicker too

Canary Wharf is a nightmare to get to and from. There are two very overcrowded train lines ina and out and if the jubilee line goes down, you can be trapped on the island.

There are coach services in and out of CW from SE london and Kent which are cheaper and less stressful. Centaur commuter coach

Other places to consider are chislehurst and surrounding area ?

[Fullofthejoysofspring]

I live in Blackheath. DH commutes to Canary Wharf and I work in the City. There is a definite village feel and the area is diverse. There's 4 independent primary schools in central Blackheath, with Blackheath High, Colfe's and Eltham College nearby for seniors not to mention bus services directly to Dulwich College and JAGS etc.

The parks are beautiful here and we're within walking distance of both Greenwjch and Lewisham. I love it in Blackheath and have no intention of moving, ever.

[Eddielzzard]

I lived in SW London and commuted to Canary Wharf for years. Absolutely don't do it. It might look like a quick journey on paper, but there are often problems and overcrowding. It is MISERABLE.

Definitely look at SE London like Blackheath and Greenwich, and also NW London close to the Jubilee line. At least you'll be able to get on the train before it totally fills up.

[Sansaplans]

West Hampstead. 14 minutes on the Jubilee line to Canary Wharf, and the area is lovely. Zone 2 but excellent travel links (underground, overground and Thameslink), close to green spaces, independent shops and cafes etc, also a cinema.

[lawandgin]

Richmond - absolutely not. Will be full of rowdy louts from Staines, Feltham etc at the weekend (and I say that as someone from one of those areas...). I would avoid SW London, the commute will be a nightmare. South East London is a good bet - I live on the outskirts of Croydon bordering Surrey/Tandridge. Easy commute around an hour to canary wharf, easy access to countryside, good walks, pubs etc.

[hotcrossbun83]

I lived in Richmond, it’s a fantastic place for a young family and the planes didn’t bother me much (you get used to them), but the commute to canary wharf isn’t great. Pre lockdown, it was a good 10-15 min wait to get on to the jubilee line at Waterloo, they often shut the tube with overcrowding and you have to wait around for it to clear. I also wouldn’t bet on getting into the private schools in Kew, when my dc were born you had to put their name down at birth.

Have you considered further out to the south east? Chelsfield, Sevenoaks etc? Fast trains in to London bridge mean a similar or shorter commute than much of London, and lots of great schools, green space, sports clubs. A lot of families move from blackheath etc out to west Kent once their kids are school age as quality of life is better

[Aprilx]

I haven’t lived in Richmond but I lived in Wimbledon for eleven years and so I am used to commuting on both the District line and via main line into Waterloo as you would from Richmond. I worked in the city, on paper these trips might look like they are under an hour but at peak times they usually take a lot longer with longer stops at each station plus it seems just more stoppages for no apparent reason.

I loved my time living in SW London but the commute to the city was a nightmare and if I were taking up a job in Canary Wharf I would definitely not be thinking of SW London. I would definitely be thinking east London and places along the Jubilee line.

[LakieLady]

Another vote for Blackheath, Greenwich, Crystal Palace. All lovely with lots going on. I have friends who've lived in Crystal Palace for years, and have seen it get better and better over the last 30 years or so.

Sydenham and Forest Hill also have very nice parts, but don't know about schools.

[sm40]

Yes to Beckenham too. Dh commuted to CW and sometimes cycled. Lots of private options nearby. If live in right catchment then good schools too. Also in catchment for bromley grammars. Lots of house for your money compared to Dulwich/Greenwich. Greenest borough in London so loads of parks too. Kelsey park and Beckenham place park which is now being discovered by more and more people!

[Buzztothemoon]

I’m local to the Blackheath/ Greenwich/ Canary Wharf area - bit closer in to the city though so could suggest some other areas - & have kids in local independents so happy to help if you want to DM. But I wouldn’t worry about schools - good choice of local independent primary’s & close enough to the city as well for 7 or 11+. Lots go on to City, Westminster, St Paul’s or down to Eltham, Dulwich or one of the GDST from here as is easy commute.

[CuthbertDibbleandGrubb]

Crossrail is coming next year which may alter the options for travel, or at least make the Jubilee line a little less unpleasant in the rush hour.

[365sleepstogo]

@VeronicaVanHoopen

Came on to also suggest Forest Hill and Honor Oak but...

Yes, definitely Beckenham - I have friends that live there, excellent transport links and some beautiful houses that would cost a bomb in Dulwich, though still not cheap.

Mentioned it in my post up thread, as the London side of Beckenham but I couldn’t be as specific. Lots of cafes, restaurants and coffee shops were popping up there when I last went there but it’s been a while since we have seen our friends, obviously. Lots of parks, too.
This area you mentioned borders Crystal Palace and Sydenham.

I have a skewed perception but discussing with friends who have children in private and state schools in North London, I get the impression that you need to have sharp elbows, be quite the tiger-parent and/or be dedicated to supporting your child’s education at home in order to get them into the good private schools or keep up with the pace at a very good state school (dependent on catchment area).
The annual 3+/4+ assessments threads seem to dominated by the north London schools’ assessments and how to prep toddlers for these.
None of this is wrong, so no judgement from me - it’s whatever suits the children and family and how it is handled. Some children and parents absolutely thrive on this set up - I sometimes wonder whether I would love this set up, if I wasn’t a working parent and could calmly support my DCs’ education, instead of juggling work/family life. Others may absolutely hate it!

Just putting it out there in case it makes a difference to your choice of which side of the river.

[Dozer]

London commuting can be awful so would prioritise ease of commute.

[Writerandreader]

Brockley is lovely look round hilly fields park. London best hidden gem.