Where to move to in or around London, prioritising schools?

[Gherkinsandwich]

I suspect this might be too broad a question, but am wondering if anyone has any pearls of wisdom about what areas of London/just outside London I might consider moving to with a young family? I have a 2yo son and expecting a second baby. We currently live near King's Cross/Angel, which I love, but we can't afford anywhere bigger than our rented 1.5 bed flat, and are running out of space.

I'd like our next move to be as long-term as possible in terms of area, as I don't want to keep up-rooting the little ones once settled in school. I'd obviously love all the things that most people would want - safe, family friendly, green space, relatively easy access to central London (husband and I have jobs that involve moving regularly for work all over town, which annoyingly means good transport links are a must)... Our biggest priority is schools - so am looking at both primary and secondary options. We won't be able to afford private schools, but acknowledge that we may need to pay more or compromise on space to be in a state decent catchment area.

I really don't know where to start the search, as have been living in central for so long and the whole schools thing seems to be such a minefield! Budget is about £750k, £800k tops, and we would ideally like 3 beds. Happy with a flat. Happy to rent if we can't find anywhere. Can anyone recommend any areas that might fit the bill, so that I can kick off the search with a bit more focus?! Or do we need to admit defeat and move out of London? Thank you.

Look at Herne Hill. The station is well connected to many major transport hubs in London and has some of the top performing state primary and secondary schools in London. It’s near Dulwich Village and has its own high
street and green spaces Brockwell Park, Brockwell Lido.

Schools to consider are: Judith Kerr, Dulwich Village Infants, Dulwich Hamlet for primary and for secondary the Charter school.

Herne Hill and Dulwich are great areas for families with lots of activities and facilities for kids.

Your budget will definitely get you a flat though a house might not be possible.

Thank you! I really like Herne Hill and the surrounding areas - we have friends in that sort of area so it will be nice to start the search somewhere familiar! So far, I've been looking at Sheen, Muswell Hill, Blackheath... And I just feel very confused.

Northwood/pinner/Ruislip/Ickenham all have good schools but it can take a while to get into London on the tube though.

Hanwell? A few outstanding secondaries, and lots of well regarded primaries and on Elizabeth line.

Sheen is pretty though less we’ll connected to
various parts of London. Very good state primary schools though and that part of South West London is also good for grammar schools for secondary so also worth considering.

Herne Hill’s advantage is the trains though which go into the City, King Cross, Farringdon and the West End

@Gherkinsandwich if you are happy with a flat Crouch End or Battersea might be possible, even a smallish flat in Primrose Hill - the state primaries are good in all three areas.
A small house in Tooting Bec / Graveney would put you in the catchment for okay primary schools and Graveney secondary.
More likely to get a smallish house in High Barnet / East Barnet.

Not sure whether you have boys/girls, and what your new baby will be, but consider whether you would prefer single sex or coed for secondary school. Lots of state London secondaries are single sex. Also have a think about whether you want to get into the 11+ grammar situation or not. I think it can be stressful if you move to a grammar area!

If you don't mind being a bit further out, you could afford a lovely 3-4 bed house in Upminster or Gidea Park. Decent areas with sought after schools and very well connected to central London.

Don’t feel you have to “admit defeat” and move out of London. Honestly, the stress of school places was the reason we moved out of London!!!!! For us it was a win win situation.

We moved to Berkhamsted, Hertfordshire. It’s a leafy middle class town on the mainline out of Euston (half an hour) and you can usually get a seat. Your housing budget would get you three bedrooms and 90% of all house sales in the area are people moving out of London.

All of the primary schools are great and the secondary, Ashlyns, is very highly regarded. Right now children in the town do get out of catchment Bucks grammar places but the last admitted distances are shrinking each year so things may be different by the time your DC are old enough.

Honestly, moving out properly was the best thing we ever did BUT we are planning on retiring back in London.

To add, it has everything you need, Waitrose, Tesco Extra, restaurants, pubs, coffee shops, cinema, sports centre, parks, walking distance to Ashridge etc. It also has castle ruins and the canal runs through it (the pubs by the canal are lovely).

It’s a nice place to visit on a day trip out of London.

Walthamstow - loads of schools and they're all good. Very well connected to central London, lots going on for families too.

Have a look around Nunhead, Brockley, Croften park, Forest Hill, Norwood.

Move to the Islington side of Crouch End, right on the edge of the borough cheaper than Crouch End or where you are now but good schools and facilities and a three bed flat is doable

How about Ealing? I know it's zone 3 but it's close to Northfields underground station and a short hop to Ealing Broadway and the Elizabeth line. You're in catchment for dine of the best primaries in west London (little Ealing, mount Carmel and Fielding, plus secondary is Ealing Field which is part of the Twyford trust and doing amazingly well (plus priority entry to Twyford 6th form which is outstanding)
Right on Lammas park which is lovely plus Northfields Ave has lovely shops.

www.rightmove.co.uk/properties/133556714

Or this one...

www.rightmove.co.uk/properties/132241598

Would you consider Barnet? A lot of people seem to like it here and there are a lot of good schools. Finchley/Mill Hill area.

It can be quite hard to be in catchment for a primary & secondary. A lot of the good secondaries are catholic & single sex or grammar's which many don't want. You could look at Sutton or Kingston

Have a look at woolwich and Plumstead. Fantastic local primaries, parks, transport

Have a good look into the primaries as many boroughs eg Lambeth have surplus places. This trend is set to increase due to the falling birth rates & will have a big impact as funding is based on headcount's

You will find many people in inner London boroughs move for secondary

Richmond Borough: Twickenham, Teddington, Whitton (cheaper) have reasonable transport links and all the lical schools are Ofsted Good ir better. Do you have to commute every day or is hybrid working an option?

South east london has a few areas still with properties in your budget. Hatcham park in se14 - 750-800 for c.1100-1200 sq foot Victorian terraces with gardens, great primaries (Hatcham primary, Edmund Waller, others possibly), Hatcham College (formerly Haberdashers) for secondary or Deptford Green which is increasingly well regarded.

You could also afford Crofton Park which has good schools, but is a bit further out - Catford side of Brockley.

West Norwood also a good bet - great secondaries eg Dunraven.

Having lived near this area since birth, and subsequently taught nearby for 16 years, it blows my mind when people suggest Woolwich and Plumstead as an option!