London parents: is there a “village feel” safe spot under £750k?

[Kerrik]

We’re currently living in Walthamstow in London and, before our baby arrived, it suited us fine. But since having our little girl, I’m just not finding it feels as safe or as family-friendly as I’d like, and it’s really got me thinking about whether we should move.

Ideally, I’d love somewhere with more of a proper community feel, greener and more “villagey” in atmosphere. Somewhere with a nice high street with independent cafés, a decent pub for a Sunday lunch, and lots of activities going on for families. I don’t want to feel surrounded by towers of either private or social housing flats.

The catch is we still need to be within a good commuting distance of London (45min max) and our budget is around £750,000. I know that’s not huge in the current market, but we’d be hoping for a four-bedroom house, or possibly a three-bedroom in the right area.

I’m also very aware that we have one of the most expensive rail systems in the world, so travelling too far out just wouldn’t be financially realistic for us. (A friend of mine pays over £5,000 a year commuting from Chelmsford.) I hear St Albans is really nice, but it’s the cost of the commute that worries me.

Before anyone suggests moving much further away from London, both of us have London-based jobs and we can’t realistically find work elsewhere.

We’d also need good nurseries, schools, and general amenities.

So… does this unicorn place actually exist, or am I asking for too much?

Bushey?

Crystal Palace, West Norwood

Claygate? East Molesey? Thames Ditton?

Reigate should fit your budget and has a lovely high street and lots of pubs close by (The Pheasant at Buckland is a favourite).

The Thameslink from Reigate to London Bridge takes around 25-30 minutes.

Look into Ladywell (direct train to Waterloo takes 15 minutes) or Forest Hill (train to London Bridge 11 min). Forest Hill may have upped and came since I lived there so not sure about property prices for your budget.

The Thameslink does not go to Reigate. Don't believe the hype!

Outer parts of SW London? You are unlikely to get a load of independents high street options in your budget but you will get family orientated, great schools, green spaces etc. maybe only a 3 bed though

Motspur park is a cheaper pocket of SW London and the train goes directly into Waterloo in 25 mins. Lots of 3 bed terraces around £750k some less if need improving. 10 mins into Wimbledon which has the village at the top of the hill and short drive to new Malden for coffee shops etc. Lots of good schools. Grammar schools nearby that lots of parents tutor their kids for and also.lots of big comps that aren't as scary as they may look to a mum with me baby / as you might think.

Lots of people live on MP for decades so you get to know people. Nice soft play in Sir Joseph hood playing fields. Lovely circular walk past horses up to the Hamptons (American style house on an estate - good value but a nightmare to get into and out of)

Motspur Park
Worcester Park
Raynes Park
Surbition/Berrylands
New Malden
Thames Ditton
Wallington
Carshalton Beeches

Sorry you're right, change at Redhill! The changeover time isn't usually bad though.

I’m also very aware that we have one of the most expensive rail systems in the world, so travelling too far out just wouldn’t be financially realistic for us.

Travel costs are £££ and will keep increasing so it makes sense to stay as close as possible tbh.

Go further out and look at villages on the central line. Start at Wanstead and look at each stop up to Epping.

Upminster? Well served by C2C railway to West Ham (Jubilee line) and Fenchurch St, plus the district line. Good schools, nice houses and green spaces.

I’d think about secondary schools - especially if you want to be near a good grammar.
Otherwise Buckhurst Hill/ Loughton are family friendly and you can find places in budget but may need work.

Some of those places are quite grotty. I’m not sure where the independent cafes/nice high street/community feel are in Worcester Park, for example?!

Maybe Cheam Village, OP? Excellent schools (nursery, primary and secondary), as well.

I am in Godalming and love it but think you might struggle to find a 4-bed for £750k. Maybe though!

What do you mean by 45 mins commute? Is that 45 mins on the train, or 45 mins door to door?

Wanstead - nice high street, secondary school, Gails etc.. cute green, nice pubs
Snaresbrook - bit posher, more open air
Aldersbrook - good primary, epping forest and wanstead flat. good community
South Woodford - nice mixed hughstreet,

within a good commuting distance of London (45min max)
Is that commuting time door-to-door?

Burnham
Twyford
Windsor - not a village but if you're close to the town centre, you'd get into London in that time.

Letchworth garden city?
Biggleswade?

I think you'll struggle with your budget. Pretty well anywhere in London is a million for 4 beds nowadays

Forest Hill, Crystal Palace and Brockley (most houses would be out of your budget, but there are currently a handful £750k or less on rightmove.)

Croydon - not a great area, but you get more house for your money and there are direct trains into London Bridge and Victoria from East Croydon, or you can get the Overground from West Croydon.

Your commuting distance is unreasonable, unless you live and work in the same zone. I live in zone 2 and still allowed a full hour to get to work at both London Bridge and Victoria.

As family get older you may find yourself needing to head out that way more often, so rather than having to cross london it might be a good idea to look in the general direction of where they’re located.
If you give us and idea of what direction they’re in, we could maybe suggest some locations

Why do we have a Property forum on Mumsnet anymore?

YABU - and here's your results

Wanstead is my first thought.