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AIBU?

Share your dilemmas and get honest opinions from other Mumsnetters.

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

223 replies

Kerrik · 12/02/2026 12:40

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?

OP posts:
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Franpie · 12/02/2026 13:34

Furzedown SW16 - good transport links, villagey feel, loads of families and family friendly activities, excellent schools, huge green parks.

Wincher · 12/02/2026 13:34

On seeing the title I was going to say Walthamstow! I know it has its issues but there is so much that is fab about it.

WhatAreYouDoingSundayBaby · 12/02/2026 13:35

Walton-on-Thames, not a village but a fast train line into Waterloo. Shepperton is more of a village but 55 mins into Waterloo. Both just over the border into Surrey.

treeowl · 12/02/2026 13:35

@Duckiewasthefirstniceguy You clearly didn’t read my previous post. A nice independent high street to me would be something like Teddington but the OP is priced out of that.
Worcester Park & the other places I mentioned I certainly wouldn’t class as grotty. They are very safe with great schools & family oriented & I know people very happy in those areas. Yes the high streets are not hip but you won’t get that for the OPs budget.

I don’t see Cheam Village high street as any better tbh.

treeowl · 12/02/2026 13:36

Franpie · 12/02/2026 13:34

Furzedown SW16 - good transport links, villagey feel, loads of families and family friendly activities, excellent schools, huge green parks.

Will you get a house for 750k in the Graveney catchment?

LattePatty · 12/02/2026 13:36

BigYellowBus · 12/02/2026 13:29

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

This is what I think too. Sorry. 3 bed more likely.

trying29 · 12/02/2026 13:36

south norwood (not the portland road end) - we are 10 min walk to Crystal Palace for the village feel, we have a 3 bed end of terrace which we got for under 600k and we are 7 min walk to Norwood Junction with trains every 10 mins to London Bridge (and the train only takes 10 mins!).

trying29 · 12/02/2026 13:37

fyi - lots of 4 bed on our road for WAY under 1 million

waterrat · 12/02/2026 13:37

Not sure you would get 4 beds - although maybe if a do-er upper or on a cheaper road - but there are houses in SE london for that price - family homes.

Crofton park station/ honor oak station/ Brockley / forest hill

I absolutely LOVED living in SE London - We lived near Crofton Park and it is villagey and incredibly green - huge parks - several of them...

treeowl · 12/02/2026 13:38

Schools would personally be my main priority as at secondary level there is a lot of variation.

waterrat · 12/02/2026 13:39

I don't agree about not getting 4 beds for under a million

Near Crofton Park station there are cheaper looking homes - so, they aren't brick victorian but same area for much cheaper

https://www.rightmove.co.uk/properties/165012443#/?channel=RES_BUY

https://www.rightmove.co.uk/properties/167233142#/?channel=RES_BUY

some of these could be extended.

Check out this 3 bedroom terraced house for sale on Rightmove

3 bedroom terraced house for sale in Amyruth Road, London, SE4 for £750,000. Marketed by Acorn, Brockley

https://www.rightmove.co.uk/properties/165012443#/?channel=RES_BUY

Londonmummy66 · 12/02/2026 13:40

Teddington

PevenseygirlQQ · 12/02/2026 13:40

Bromley/Beckenham way?

Londonmummy66 · 12/02/2026 13:41

Franpie · 12/02/2026 13:34

Furzedown SW16 - good transport links, villagey feel, loads of families and family friendly activities, excellent schools, huge green parks.

Furzedown is a public transport dead spot - its why it is cheaper than surrounding areas like Balham.

treeowl · 12/02/2026 13:43

Londonmummy66 · 12/02/2026 13:40

Teddington

I love Teddington but a decent size 3 bed for 750k is unlikely.

Tonissister · 12/02/2026 13:43

titchy · 12/02/2026 12:45

Claygate? East Molesey? Thames Ditton?

Edited

They all fall outside Zone 6, I think so come into the £££ commute category. And it would be very hard to find a 4 bed for that price.

OP, have you looked at the end of the Piccadilly and Northern lines? Cockfosters, Oakwood, Southgate area or High Barnet? Not quite the village you mention, but Cockfosters is very leafy with gorgeous Trent Park. When I visited, all the mums were at the cafe in the park with their children. It had a very happy atmosphere. And there are lovely parks near Southgate, which is a bit grimier, but not as edgy as Walthamstow. And only 30-35 mins into central London.

Tonissister · 12/02/2026 13:44

Londonmummy66 · 12/02/2026 13:40

Teddington

For £750k? Is that possible? A friend sold her 3-bed for over a million a few years ago.

Wiennetta · 12/02/2026 13:44

Beckenham? In London so commuting costs wouldn’t be an issue. Mostly period terraces and you can get a 3 or maybe 4 bed for your budget. Leafy and family friendly. High street has lots of nice cafes. Has the lovely Beckenham Place Park. Other parts of Bromley would also be worth looking at.

mixingplaydoh · 12/02/2026 13:44

You could look at Chingford & Highams Park. I’d be wary of looking at the central line from Leytonstone / Wanstead outwards. Houses will come up in your budget, but they tend to come with significant drawbacks - e.g. they back onto the North Circular, or they’re close to the tip / recycling centre.

Elektra1 · 12/02/2026 13:44

magpie234 · 12/02/2026 13:17

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

There are several 4 bed houses currently on the market or recently STC in Godalming/Farncombe for £750k or less

treeowl · 12/02/2026 13:44

Londonmummy66 · 12/02/2026 13:41

Furzedown is a public transport dead spot - its why it is cheaper than surrounding areas like Balham.

It’s not that bad, 20 min walk to Tooting station. Lots of people in Balham will walk a similar distance.

treeowl · 12/02/2026 13:45

@Londonmummy66 have you found one option? 😆

hadleyyaa · 12/02/2026 13:46

What about up the road in Highams Park? It always seems much calmer than Walthamstow