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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:
Thread gallery
20
InterestedDad37 · 12/02/2026 13:46

Penge might work 👍

treeowl · 12/02/2026 13:46

I think the OP will want more for her money.

Gasp0deTheW0nderD0g · 12/02/2026 13:46

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.

Gosh, I had no idea there were still houses on sale round there for as low as that. Can't help thinking there must be a good reason there are no pictures of the interior (Amyruth Road), but both of those are in good locations for schools and transport.

(Edited once I realised there were two links, not one!)

treeowl · 12/02/2026 13:49

They all fall outside Zone 6

East Moseley & TD are zone 6.

Tonissister · 12/02/2026 13:49

Bowes Park/Bounds Green/Palmers Green area? Friends of mine live around there and love it.

treeowl · 12/02/2026 13:50

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

There are plenty of parts of London you can get this for under 1m. It won’t be the most fashionable parts though.

greencheetah · 12/02/2026 13:50

Brockley is the only place where you might just get lucky.

Tonissister · 12/02/2026 13:50

treeowl · 12/02/2026 13:49

They all fall outside Zone 6

East Moseley & TD are zone 6.

Really? Thank you. I thought I had looked at houses in Thames Ditton and was put off that it was outside zone 6.

Franpie · 12/02/2026 13:51

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. Streatham Common station is quick to get into town.

Also, it’s now easier than ever to hop on a Lime bike or a Forest bike to get over to a tube station or overground station quickly.

Tonissister · 12/02/2026 13:51

treeowl · 12/02/2026 13:50

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

There are plenty of parts of London you can get this for under 1m. It won’t be the most fashionable parts though.

But they can be safe and leafy. Just slightly further out.

treeowl · 12/02/2026 13:52

@Londonmummy66 I don’t think the OP will be looking for that type of property though but I could be wrong.

treeowl · 12/02/2026 13:52

Absolutely @Tonissister & often on the outskirts of the more fashionable parts.

Abitofalark · 12/02/2026 13:59

Surbiton has everything you have asked for, except that you'd struggle to find a three- or four-bed house for 750k. One good quality modern two-double bed semi recently sold for 760k and a similar terraced for around 690k - family homes with couple and child, or couple.

You might find a house for your price in Tolworth or further out in Chessington or Leatherhead but probably wouldn't meet your specification. Berrylands, New Malden, Raynes Park are other places you could try. Also Sutton and Epsom (generally well regarded for lifestyle and amenities) and Wallington but I don't know about prices.

letshavetea · 12/02/2026 14:00

Try Eltham, New Eltham or Sidcup. Easy commute into London Bridge or Charing Cross. Good schools.

Soooooo · 12/02/2026 14:01

JacquesHarlow · 12/02/2026 13:30

Why do we have a Property forum on Mumsnet anymore?

YABU - and here's your results

Who made you thread police? OP can post where she likes.

IckyIck · 12/02/2026 14:15

Soooooo · 12/02/2026 14:01

Who made you thread police? OP can post where she likes.

Who made you thread poilce?

KeeepWalking · 12/02/2026 14:18

Carshalton. Good community, green spaces, good schools, easy access to countryside, Carshalton, Wallington and Hackbridge stations and I used to commute by driving and parking near Morden tube which isn't far.

Hello98765 · 12/02/2026 14:21

I don’t think most of these places are any leafier or less urban than Walthamstow.

NameChange30845654 · 12/02/2026 14:22

Definitely SE London. Crofton Park, Honor Oak, Ladywell, Hither Green. Good commuting times, good schools, nursery choices, and pockets of nice high streets, etc. I've never felt unsafe here.

tryingtobesogood · 12/02/2026 14:23

Try Sevenoaks, Otford, and surrounding areas. You have the Kent grammar school system and very good trains into London.

tryingtobesogood · 12/02/2026 14:23

NameChange30845654 · 12/02/2026 14:22

Definitely SE London. Crofton Park, Honor Oak, Ladywell, Hither Green. Good commuting times, good schools, nursery choices, and pockets of nice high streets, etc. I've never felt unsafe here.

Also second this.

dizzydizzydizzy · 12/02/2026 14:24

Chislehurst? Good schools, train station, nice village.
Blackheath?

CloudPop · 12/02/2026 14:25

Nunhead fits your brief although you’d be looking more at a 3 bed

Soma · 12/02/2026 14:26

High Barnet.